3520 Limestone Drive Dr · Jonesboro, AR 72404

$110,000

2 bd · 1.0 ba · 2,625 sqft · SingleFamily public records · 155 Days on market

$42/sqft · 60% below area ↓ 26% since listing

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Why this score? — see what drove the C+ 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover serenity on this 4-acre property, a flat canvas for your dreams. Formerly a shop, now a cozy living space, envision building your dream home or a quiet retreat. Fruit and nut trees add a touch of nature. Wire fencing for horses and a small barn provide practicality. Escape urban life! Schedule a showing today and explore the potential of this one of a kind property.

Key facts

• Fruit and nut trees
• 4 acre property
• Small barn

Tags

• 4 ACRE PROPERTY
• FRUIT AND NUT TREES
• WIRE FENCING FOR HORSES
• SMALL BARN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: schools D, crime F, amenities F.
• Nettleton School District (urban): math 21% / reading 24% proficiency, ranked #199 of 238 in AR (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 309 active listings in the ZIP; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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

• It's been on market 155 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.79%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $277,532
• List price: $110,000
• Delta: -60.36%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5616 Hollow Creek Ln	0.72mi	3/2.0 (+1)	2,334 (-11%)	4mo	$320,000	$137	36

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,603
• Equity at exit: $16,401

10-year hold

• IRR: 8.6%
• Equity multiple: 1.59×
• Total profit: $18,210
• Equity at exit: $9,511

Cash invested: $30,800 (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 72404

• Home prices YoY: -14.5%
• Rents YoY: 0.7%
• Active inventory: 309
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $354

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 70%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $110,000 Active 155 DOM
2. 2026-06-18
   days on market $110,000 Active 154 DOM
3. 2026-06-17
   days on market $110,000 Active 153 DOM
4. 2026-06-16
   days on market $110,000 Active 152 DOM
5. 2026-06-15
   days on market $110,000 Active 151 DOM
6. 2026-06-14
   days on market $110,000 Active 149 DOM
7. 2026-06-13
   days on market $110,000 Active 148 DOM
8. 2026-06-10
   days on market $110,000 Active 146 DOM
9. 2026-06-09
   days on market $110,000 Active 145 DOM
10. 2026-06-08
    days on market $110,000 Active 144 DOM
11. 2026-06-07
    days on market $110,000 Active 143 DOM
12. 2026-06-05
    days on market $110,000 Active 140 DOM
13. 2026-06-03
    days on market $110,000 Active 139 DOM
14. 2026-06-02
    days on market $110,000 Active 138 DOM
15. 2026-06-01
    days on market $110,000 Active 137 DOM
16. 2026-05-31
    days on market $110,000 Active 136 DOM
17. 2026-05-30
    days on market $110,000 Active 135 DOM
18. 2026-01-06
    listed $110,000 Active 377-char remark

    Show marketing remark (377 chars)

    Discover serenity on this 4-acre property, a flat canvas for your dreams. Formerly a shop, now a cozy living space, envision building your dream home or a quiet retreat. Fruit and nut trees add a touch of nature. Wire fencing for horses and a small barn provide practicality. Escape urban life! Schedule a showing today and explore the potential of this one of a kind property.

19. 2025-11-20
    historical
20. 2025-09-18
    price $100,000
21. 2025-09-18
    price $100,000
22. 2025-08-29
    price $115,000
23. 2025-08-29
    price $115,000
24. 2025-05-21
    price $125,000
25. 2025-05-21
    price $125,000
26. 2025-05-01
    listed $134,900 Active
27. 2025-04-30
    listed $134,900 New Listing
28. 2024-10-25
    price $120,000
29. 2024-02-04
    listed $149,000 Active

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $16,923
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$3,200
• Taxable income: $2,654
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,610/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: Nettleton School District
• NCES district ID: 0510440
• Math proficiency: 21% ▼ -16.00%
• Reading proficiency: 24% ▼ -12.00%
• Median HH income: $39,754
• Composite: 19.0/100
• National rank: #8846
• State rank: #199 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): 29,968
• Household income: $70,269
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 869.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 3% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 95% English-only · Spanish 3% Chinese 1%

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: ▼ -35.22%
• Current HPI: 208.3772
• Rent YoY: ▲ 0.74%
• 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

-26.2% since first listed

12 events — show timeline

• 2026-01-06 Listed $110,000 NEABOR MLS
• 2025-11-20 Listing Removed — CARMLS
• 2025-09-18 Price Changed $100,000 CARMLS
• 2025-09-18 Price Changed $100,000 NEABOR MLS
• 2025-08-29 Price Changed $115,000 CARMLS
• 2025-08-29 Price Changed $115,000 NEABOR MLS
• 2025-05-21 Price Changed $125,000 CARMLS
• 2025-05-21 Price Changed $125,000 NEABOR MLS
• 2025-05-01 Listed $134,900 NEABOR MLS
• 2025-04-30 Listed $134,900 CARMLS
• 2024-10-25 Price Changed $120,000 NEABOR MLS
• 2024-02-04 Listed $149,000 NEABOR MLS

Property tax history

-0.2%/yr

Latest (2025): $173 · +0.2% YoY. Source: county tax records.