411 Krewson St · Jonesboro, AR 72401

$129,900

3 bd · 1.0 ba · 1,249 sqft · SingleFamily public records · 64 Days on market

5,662 sqft lot Est $111k · 17% over

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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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +5.3/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment opportunity in a walkable downtown-adjacent location in Jonesboro, Arkansas. This 3 bed, 2 bath home offers 1,249 sq ft on a corner lot and is currently undergoing renovation, with a tenant secured for move-in upon completion. Ideal for out-of-state investors seeking a low-maintenance rental with immediate income potential. Strong layout for long-term tenants, easy upkeep size, and proximity to downtown amenities support consistent demand and reduced vacancy risk. A simple, efficient addition to any cash-flow focused portfolio.

Key facts

• Reduced vacancy risk
• Tenant secured
• Corner lot

Tags

• CORNER LOT
• TENANT SECURED
• LOW-MAINTENANCE RENTAL
• STRONG LAYOUT
• EASY UPKEEP SIZE
• REDUCED VACANCY RISK

Property features AI

Finance

• Financial info: Potential financing: cash or other (see remarks)

Exterior

• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Metal/vinyl siding exterior
• Construction: Architectural shingle roof; Crawl space foundation
• Exterior features: Porch; Partially fenced yard; Level, corner lot; Paved road access; Inside city limits

Interior

• Kitchen: Electric range
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Sheet rock walls and ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 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); 295 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).
• This rent runs 35% 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 $898 of loan paydown is wiped out by about $4k 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 64 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 4y 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.
• Current owner paid $66k; list at $130k implies a 97% 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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.33%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $111,161
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 S Mcclure St	0.22mi	2/1.0 (-1)	1,209 (-3%)	12mo	$70,000	$58	69
637 Warner	0.50mi	3/1.0	1,344 (+8%)	5mo	$120,000	$89	60
616 Creath	0.53mi	3/2.0	1,302 (+4%)	9mo	$169,900	$130	57
509 S Mcclure St	0.32mi	2/1.0 (-1)	1,105 (-12%)	5mo	$138,500	$125	57
1000 W Huntington Ave	0.51mi	3/2.0	1,353 (+8%)	5mo	$115,000	$85	54
903 W Matthews Ave	0.59mi	3/2.0	1,138 (-9%)	4mo	$169,900	$149	50
809 W Monroe Ave W	0.41mi	2/2.0 (-1)	1,094 (-12%)	3mo	$95,000	$87	48
820 W Oak Ave	0.65mi	3/1.0	1,376 (+10%)	10mo	$115,078	$84	44
1105 S Madison	0.60mi	2/2.0 (-1)	1,389 (+11%)	1mo	$52,000	$37	43
640 Warner Ave	0.49mi	2/1.0 (-1)	1,092 (-13%)	10mo	$96,500	$88	43
637 W Oak Ave	0.56mi	2/1.5 (-1)	1,405 (+12%)	8mo	$150,000	$107	40
1107 W Washington Ave	0.66mi	3/2.0	1,428 (+14%)	8mo	$238,000	$167	34

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,226
• Equity at exit: $19,369

10-year hold

• IRR: 8.6%
• Equity multiple: 1.68×
• Total profit: $24,634
• Equity at exit: $11,231

Cash invested: $36,372 (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: 295
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $283

Break-even live

Break-even rent $981

Max offer price $129,900

Occupancy floor 74%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1751 W Nettleton Ave Jonesboro, AR	2.0–3.0	1.0–1.5	1000	$995	$0.99	44d	1	1.38mi

Listing history 37 events

1. 2026-06-19
   days on market $129,900 Active 64 DOM
2. 2026-06-18
   days on market $129,900 Active 63 DOM
3. 2026-06-17
   days on market $129,900 Active 62 DOM
4. 2026-06-16
   days on market $129,900 Active 61 DOM
5. 2026-06-15
   days on market $129,900 Active 60 DOM
6. 2026-06-14
   days on market $129,900 Active 58 DOM
7. 2026-06-13
   days on market $129,900 Active 57 DOM
8. 2026-06-10
   days on market $129,900 Active 55 DOM
9. 2026-06-09
   days on market $129,900 Active 54 DOM
10. 2026-06-08
    days on market $129,900 Active 53 DOM
11. 2026-06-07
    days on market $129,900 Active 52 DOM
12. 2026-06-05
    days on market $129,900 Active 49 DOM
13. 2026-06-02
    days on market $129,900 Active 47 DOM
14. 2026-06-01
    days on market $129,900 Active 46 DOM
15. 2026-05-31
    days on market $129,900 Active 45 DOM
16. 2026-05-30
    days on market $129,900 Active 44 DOM
17. 2026-04-13
    listed $129,900 Active 552-char remark

    Show marketing remark (552 chars)

    Turnkey investment opportunity in a walkable downtown-adjacent location in Jonesboro, Arkansas. This 3 bed, 2 bath home offers 1,249 sq ft on a corner lot and is currently undergoing renovation, with a tenant secured for move-in upon completion. Ideal for out-of-state investors seeking a low-maintenance rental with immediate income potential. Strong layout for long-term tenants, easy upkeep size, and proximity to downtown amenities support consistent demand and reduced vacancy risk. A simple, efficient addition to any cash-flow focused portfolio.

18. 2026-04-13
    listed $129,900 New Listing

    Show marketing remark (552 chars)

    Turnkey investment opportunity in a walkable downtown-adjacent location in Jonesboro, Arkansas. This 3 bed, 2 bath home offers 1,249 sq ft on a corner lot and is currently undergoing renovation, with a tenant secured for move-in upon completion. Ideal for out-of-state investors seeking a low-maintenance rental with immediate income potential. Strong layout for long-term tenants, easy upkeep size, and proximity to downtown amenities support consistent demand and reduced vacancy risk. A simple, efficient addition to any cash-flow focused portfolio.

19. 2025-11-13
    listed $125,000 Active
20. 2025-11-13
    listed $125,000 New Listing
21. 2025-02-01
    historical
22. 2024-08-29
    listed $115,000 Active
23. 2024-08-29
    listed $115,000 New Listing
24. 2024-08-29
    historical
25. 2024-06-03
    listed $115,000 Active
26. 2024-06-02
    listed $115,000 New Listing
27. 2024-04-10
    historical $850
28. 2024-04-05
    listed $850
29. 2023-08-18
    historical
30. 2023-08-12
    price $124,900
31. 2023-08-11
    historical
32. 2023-07-05
    listed $135,000 Active
33. 2023-07-05
    listed $135,000 New Listing
34. 2022-09-01
    soldstatus $66,000
35. 2022-07-19
    listed $66,000
36. 2022-02-20
    price $850
37. 1985-08-20
    soldstatus $23,000

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $831 · $69/mo
• Expected delta: +$359/yr (+$30/mo · 75.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $16,063
• − Mortgage interest: −$7,276
• − Property taxes: −$473
• − Insurance: −$650
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$3,779
• Taxable income: $1,316
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $3,078/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

+464.8% since first listed

21 events — show timeline

• 2026-04-13 Listed $129,900 NEABOR MLS
• 2026-04-13 Listed $129,900 CARMLS
• 2025-11-13 Listed $125,000 CARMLS
• 2025-11-13 Listed $125,000 NEABOR MLS
• 2025-02-01 Listing Removed — CARMLS
• 2024-08-29 Listing Removed — CARMLS
• 2024-08-29 Listed $115,000 CARMLS
• 2024-08-29 Listed $115,000 NEABOR MLS
• 2024-06-03 Listed $115,000 NEABOR MLS
• 2024-06-02 Listed $115,000 CARMLS
• 2024-04-10 Rental Removed $850 APPFOLIO
• 2024-04-05 Listed for Rent $850 APPFOLIO
• 2023-08-18 Listing Removed — CARMLS
• 2023-08-12 Price Changed $124,900 CARMLS
• 2023-08-11 Delisted — NEABOR MLS
• 2023-07-05 Listed $135,000 CARMLS
• 2023-07-05 Listed $135,000 NEABOR MLS
• 2022-09-01 Sold (MLS) $66,000 NEABOR MLS
• 2022-07-19 Listed $66,000 NEABOR MLS
• 2022-02-20 Price Changed $850 RENT.
• 1985-08-20 Sold (Public Records) $23,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $473 · +0.0% YoY. Source: county tax records.