1100 Sandino Dr · Jonesboro, AR 72401

$172,900

3 bd · 2.0 ba · 1,353 sqft · SingleFamily public records · 1 Days on market

9,148 sqft lot Est $165k · at est.

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.2/30.0
• ARV discount +5.4/15.0
• DSCR +5.0/10.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1100 Sandino Drive! This 3-bedroom, 2-bath home offers 1,285 square feet of comfortable living space and features a brand-new roof. The kitchen includes extended cabinet space and a stylish backsplash, while the back deck provides the perfect spot to relax or entertain. A built-in Murphy bed adds flexibility for guests or a home office. Don't miss this move-in ready home!

Key facts

• Brand new roof
• Stylish backsplash
• Back deck

Tags

• BRAND NEW ROOF
• EXTENDED CABINET SPACE
• STYLISH BACKSPLASH
• BACK DECK
• BUILT IN MURPHY BED

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residential property
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Deck

Interior

• Kitchen: Convection oven; Microwave
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Convection oven; Microwave; Living room fireplace; Hardwood floors

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (14.4% below list).
• Recommended offer: $148k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.4% in Jonesboro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#145 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Jonesboro School District (urban): math 28% / reading 28% proficiency, ranked #169 of 238 in AR (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kindergarten Center (503 students, 100% FRL); Douglas Macarthur Jhs (math 25% / reading 27%, grade F, #159 of 201 statewide, top 80%, 732 students, 100% FRL); The Academies At Jonesboro High School (math 16% / reading 27%, grade F, #225 of 292 statewide, top 78%, 1,386 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 301 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 39% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $105k; list at $173k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,059 (14.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $165,066
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 Sandino	0.02mi	3/2.0	1,396 (+3%)	11mo	$169,900	$122	85
1121 Sandino Dr	0.07mi	3/2.0	1,275 (-6%)	3mo	$160,000	$125	85
918 B Mays Rd	0.17mi	3/2.0	1,300 (-4%)	3mo	$193,900	$149	83
1200 Sandino	0.13mi	3/2.0	1,296 (-4%)	18mo	$155,000	$120	72
1208 Sandino Dr	0.15mi	3/2.0	1,272 (-6%)	14mo	$130,000	$102	72
1405 Granger Dr	0.51mi	2/2.0 (-1)	1,323 (-2%)	0mo	$142,000	$107	67
929 Sandino Dr	0.14mi	3/2.0	1,472 (+9%)	14mo	$160,000	$109	67
2005 Greensboro Rd	0.36mi	3/2.0	1,446 (+7%)	13mo	$244,500	$169	61
1322 N Patrick St	0.53mi	3/1.0	1,274 (-6%)	9mo	$127,500	$100	54
1202 N Patrick	0.47mi	3/1.0	1,440 (+6%)	12mo	$162,000	$113	53
1510 Pratt Circle Cir	0.50mi	3/2.0	1,197 (-12%)	10mo	$160,000	$134	50
2409 Carter	0.67mi	3/1.0	1,200 (-11%)	5mo	$157,000	$131	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-21,357
• Equity at exit: $25,780

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-7,403
• Equity at exit: $14,949

Cash invested: $48,412 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72401

• Home prices YoY: -34.2%
• Rents YoY: 3.6%
• Active inventory: 301
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $90

Break-even live

Break-even rent $1,366

Max offer price $172,900

Occupancy floor 89%

Sensitivity live

Price	-10% $188	-5% $139	+0% $90	+5% $41	+10% $-8
Rent	-10% $-27	-5% $32	+0% $90	+5% $149	+10% $207
Rate	-1.0pp $177	-0.5pp $134	base $90	+0.5pp $45	+1.0pp $0

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,225
• Closing costs: $5,187
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 N Caraway Rd Jonesboro, AR	2.0–3.0	2.0–3.0	1000	$1,099	$1.10	45d	1	0.75mi
3101 Carnaby St Jonesboro, AR	1.0–2.0	1.0–2.0	1167	$1,758	$1.51	45d	9	1.10mi

Listing history 2 events

1. 2026-06-09
   remarks 385-char remark
2. 2026-06-09
   listed $172,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $1,208 · $101/mo
• Projected year-2 tax: $1,208 · $101/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,767
• − Mortgage interest: −$9,685
• − Property taxes: −$1,208
• − Insurance: −$864
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$5,030
• Taxable loss: −$1,863
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $1,530/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jonesboro School District
• NCES district ID: 0508280
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $34,347
• Composite: 23.06/100
• National rank: #7967
• State rank: #169 of 238 in AR

Livability — Jonesboro

• Score: 65/100
• State rank: #145
• US rank: #12692

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jonesboro, AR
• County: Craighead County · 97,185 people
• City population: 91,245
• Metro: Jonesboro, AR
• Population (ZIP): 42,602
• Household income: $45,329
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 2606.0

Population outlook (Craighead County) Hauer SSP2

• Today (2025): 122,235 people
• By 2030: 131,338 · +7.4%
• By 2040: 149,862 · +22.6%
• By 2050: 168,034 · +37.5%
• By 2075: 208,094 · +70.2%
• By 2100: 233,251 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 26% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Craighead

• 2024 margin: Solid R (+37.4) · D 30.1% · R 67.5% · Other 2.4%
• 2008→2024 swing: -12.9pp toward R · 2008: -24.5pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.4 2016: R+35.2 2012: R+31.1 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.25%
• Current HPI: 208.2079
• Rent YoY: ▲ 3.64%
• Metro: Jonesboro, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+87.9% since first listed

3 events — show timeline

• 2026-06-08 Listed $172,900 NEABOR MLS
• 2015-06-25 Sold (Public Records) $105,000 Public Records
• 2004-04-22 Sold (Public Records) $92,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,208 · +6.5% YoY. Source: county tax records.