1908 Edmar Dr · Pine Bluff, AR 71603

$79,900

3 bd · 1.5 ba · 1,153 sqft · SingleFamily public records · 3 Days on market

Built 1967 0.27 ac lot

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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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 3-bedroom, 1-bath home located at the end of a quiet cul-de-sac. This recently remodeled property features a brand-new roof, with a new HVAC system currently being installed for added comfort and peace of mind. A standout feature is the large detached shop on a concrete slab with two roll-up doors—an uncommon find that's perfect for storage, hobbies, equipment, or a workshop. The spacious backyard offers plenty of room to enjoy outdoor living while benefiting from the privacy of a cul-de-sac location. Don't miss this opportunity to own a nicely updated home with a rare shop building.

Key facts

• Cul-de-sac location
• Recently remodeled
• Detached shop

Tags

• DETACHED SHOP
• CUL-DE-SAC LOCATION
• RECENTLY REMODELED

Property features AI

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Municipal electric (Entergy)
• Home design: Brick and frame exterior
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Level lot; Paved road access

Interior

• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet and luxury vinyl flooring; Formal living room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($904 rent vs $80k).

Location & tenants

• Location reads 50/100 on livability (#483 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Watson Chapel School District (urban): math 10% / reading 12% proficiency, ranked #228 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 212 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jefferson County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $15k; list at $80k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 1.13% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.69%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $33,437
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 Edmar Dr	0.01mi	3/1.0	1,267 (+10%)	2mo	$42,500	$34	80
3003 Jonquil St	0.22mi	3/1.0	1,218 (+6%)	3mo	$9,000	$7	76
1718 S Marsh	0.21mi	3/1.0	1,080 (-6%)	10mo	$30,000	$28	69
3307 Rose St	0.15mi	3/1.0	1,000 (-13%)	2mo	$18,000	$18	67
3408 Iris St	0.16mi	3/1.0	1,106 (-4%)	21mo	$32,000	$29	66
3502 Lilac	0.33mi	3/1.0	1,073 (-7%)	8mo	$80,000	$75	65
3305 Jonquil St	0.20mi	3/1.0	1,257 (+9%)	21mo	$10,000	$8	56
4010 W 17th Ave	0.53mi	3/2.0	1,303 (+13%)	0mo	$149,500	$115	51
3506 W 12th Ave	0.54mi	3/2.0	984 (-15%)	7mo	$25,000	$25	43
2803 W 27	0.54mi	2/1.0 (-1)	980 (-15%)	4mo	$37,000	$38	40
2821 W 11th Ave	0.68mi	3/1.0	1,260 (+9%)	20mo	$13,000	$10	34
2802 Edgewood Dr	0.69mi	3/1.0	1,280 (+11%)	17mo	$58,000	$45	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-267
• Equity at exit: $11,913

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $16,069
• Equity at exit: $6,908

Cash invested: $22,372 (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 71603

• Home prices YoY: -26.0%
• Active inventory: 212
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $904 high
• Mortgage (P&I): −$419
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $199

Break-even live

Break-even rent $651

Max offer price $79,900

Occupancy floor 73%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3109 Daffodil St Pine Bluff, AR	3.0	1.0	980	$825	$0.84	43d	1	0.40mi
2319 W 27th Ave Unit B Pine Bluff, AR	2.0	1.0	907	$795	$0.88	43d	1	0.73mi
2001 W 28th Ave Pine Bluff, AR	2.0	1.0	729	$750	$1.03	43d	1	0.97mi
1907 W 28th Ave Pine Bluff, AR	3.0	1.5	947	$1,150	$1.21	43d	1	0.99mi
1107 S Cypress St Unit 1 Pine Bluff, AR	2.0	1.0	875	$700	$0.80	43d	1	0.99mi
4324 Union Ave Pine Bluff, AR	2.0	1.0	702	$650	$0.93	43d	1	1.31mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $79,900 Under Contract 3 DOM
2. 2026-06-03
   remarks 604-char remark
3. 2026-06-03
   listed $79,900 New Listing 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: $748 · $62/mo
• Projected year-2 tax: $748 · $62/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $10,844
• − Mortgage interest: −$4,476
• − Property taxes: −$748
• − Insurance: −$400
• − Repairs & maintenance: −$867
• − Management: −$867
• − Depreciation: −$2,324
• Taxable income: $1,161
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,112/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: Watson Chapel School District
• NCES district ID: 0513930
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 12% ▼ -10.00%
• Median HH income: $40,521
• Composite: 9.55/100
• National rank: #9845
• State rank: #228 of 238 in AR

Livability — Pine Bluff

• Score: 50/100
• State rank: #483
• US rank: #25645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Bluff, AR
• County: Jefferson County · 29,578 people
• City population: 29,578
• Metro: Pine Bluff, AR
• Population (ZIP): 29,578
• Household income: $53,130
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 657.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,110 people
• By 2030: 58,519 · -7.3%
• By 2040: 49,740 · -21.2%
• By 2050: 42,331 · -32.9%
• By 2075: 29,591 · -53.1%
• By 2100: 21,047 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 33% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong D (+20.1) · D 59.2% · R 39.2% · Other 1.6%
• 2008→2024 swing: -6.2pp toward R · 2008: 26.3pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+21.7 2016: D+25.3 2012: D+29.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.43%
• Current HPI: 206.5994
• Rent YoY: —
• Metro: Pine Bluff, 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

+90.2% since first listed

5 events — show timeline

• 2026-06-03 Listed $79,900 CARMLS
• 2024-03-14 Rental Removed $795 BUILDIUM
• 2024-01-20 Listed for Rent $795 BUILDIUM
• 2023-12-20 Sold (Public Records) $15,000 Public Records
• 1990-05-22 Sold (Public Records) $42,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $748 · +0.1% YoY. Source: county tax records.