1602 W 36th · Pine Bluff, AR 71603

$105,000

3 bd · 2.0 ba · 1,362 sqft · SingleFamily public records · 162 Days on market

Built 1954 $77/sqft · at area comps Est $104k · 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 +16.4/30.0
• ARV discount +6.9/15.0
• DSCR +5.1/10.0
• 1% rule +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this home with so much potential!! 3 bedrooms 2 bath, brick home with a large living area with fireplace , and dine in kitchen. You have a carport with storage room and a huge back yard partially fenced in! You can be close to the hospital, and all the amenities you need. Call today for your first look and get it while you can!

Key facts

• Parking
• Built 1954
• Listed 161 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $60 ($720/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 $94k (10.1% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 9.0% in Pine Bluff — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Pine Bluff School District (urban): math 6% / reading 9% proficiency, ranked #236 of 238 in AR (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 212 active listings in the ZIP; 5 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 $726 of loan paydown is wiped out by about $3k 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

• It's been on market 162 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $105k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (median comp): $103,513
• List price: $105,000
• Delta: 1.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 W 36th	0.11mi	3/2.0	1,339 (-2%)	9mo	$110,000	$82	85
3706 Fair Oaks Dr	0.58mi	3/1.5	1,296 (-5%)	2mo	$70,000	$54	61
3000 S Poplar St	0.56mi	2/1.0 (-1)	1,338 (-2%)	8mo	$17,000	$13	56
3908 S Hazel St	0.44mi	3/1.5	1,260 (-8%)	12mo	$55,000	$44	55
2306 W 38th Ave	0.48mi	3/1.5	1,454 (+7%)	14mo	$149,900	$103	53
2200 W 39	0.40mi	2/1.0 (-1)	1,247 (-8%)	8mo	$95,000	$76	51
3101 S Ash St	0.38mi	3/1.5	1,228 (-10%)	16mo	$33,500	$27	51
1911 W 30th Ave	0.50mi	3/2.0	1,224 (-10%)	16mo	$17,000	$14	47
4005 S Fir	0.62mi	3/1.5	1,240 (-9%)	11mo	$115,000	$93	45
2800 S Cherry St	0.64mi	3/1.5	1,546 (+14%)	3mo	$90,000	$58	43
3705 S Olive St	0.70mi	3/1.5	1,202 (-12%)	10mo	$31,000	$26	37
2302 Pine Hill Dr	0.70mi	3/2.0	1,538 (+13%)	13mo	$67,500	$44	35

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-13,201
• Equity at exit: $15,656

10-year hold

• IRR: -3.4%
• Equity multiple: 0.78×
• Total profit: $-6,613
• Equity at exit: $9,078

Cash invested: $29,400 (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: 9.3×

Monthly cashflow live

• Estimated rent: $944 high
• Mortgage (P&I): −$551
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $60

Break-even live

Break-even rent $868

Max offer price $105,000

Occupancy floor 89%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1907 W 28th Ave Pine Bluff, AR	3.0	1.5	947	$1,150	$1.21	43d	1	0.61mi
2319 W 27th Ave Unit B Pine Bluff, AR	2.0	1.0	907	$795	$0.88	43d	1	0.80mi
2404 S Walnut St Pine Bluff, AR	2.0	1.0	1100	$700	$0.64	43d	1	1.12mi
4511 S Main St Pine Bluff, AR	1.0–2.0	1.0	775	$750	$0.97	43d	8	1.21mi
3109 Daffodil St Pine Bluff, AR	3.0	1.0	980	$825	$0.84	43d	1	1.35mi

Listing history 20 events

1. 2026-06-19
   days on market $105,000 Active 162 DOM
2. 2026-06-18
   days on market $105,000 Active 161 DOM
3. 2026-06-17
   days on market $105,000 Active 160 DOM
4. 2026-06-16
   days on market $105,000 Active 159 DOM
5. 2026-06-15
   days on market $105,000 Active 158 DOM
6. 2026-06-14
   days on market $105,000 Active 156 DOM
7. 2026-06-12
   days on market $105,000 Active 155 DOM
8. 2026-06-09
   days on market $105,000 Active 152 DOM
9. 2026-06-08
   days on market $105,000 Active 151 DOM
10. 2026-06-07
    days on market $105,000 Active 150 DOM
11. 2026-06-05
    days on market $105,000 Active 147 DOM
12. 2026-06-03
    days on market $105,000 Active 146 DOM
13. 2026-06-02
    days on market $105,000 Active 145 DOM
14. 2026-06-01
    days on market $105,000 Active 144 DOM
15. 2026-05-31
    days on market $105,000 Active 143 DOM
16. 2026-05-30
    days on market $105,000 Active 142 DOM
17. 2026-04-08
    price $114,900 339-char remark

    Show marketing remark (339 chars)

    Check out this home with so much potential!! 3 bedrooms 2 bath, brick home with a large living area with fireplace , and dine in kitchen. You have a carport with storage room and a huge back yard partially fenced in! You can be close to the hospital, and all the amenities you need. Call today for your first look and get it while you can!

18. 2026-01-01
    listed $124,900 New Listing 339-char remark

    Show marketing remark (339 chars)

    Check out this home with so much potential!! 3 bedrooms 2 bath, brick home with a large living area with fireplace , and dine in kitchen. You have a carport with storage room and a huge back yard partially fenced in! You can be close to the hospital, and all the amenities you need. Call today for your first look and get it while you can!

19. 2024-04-30
    soldstatus $47,000
20. 2005-03-14
    soldstatus $65,000

ⓘ 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: $1,098 · $92/mo
• Projected year-2 tax: $1,098 · $92/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 2/10 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: $11,331
• − Mortgage interest: −$5,882
• − Property taxes: −$1,098
• − Insurance: −$525
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$3,055
• Taxable loss: −$1,042
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $970/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: Pine Bluff School District
• NCES district ID: 0500026
• Math proficiency: 6% ▼ -9.00%
• Reading proficiency: 9% ▼ -7.00%
• Median HH income: $32,374
• Composite: 5.86/100
• National rank: #10014
• State rank: #236 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

+76.8% since first listed

4 events — show timeline

• 2026-04-08 Price Changed $114,900 CARMLS
• 2026-01-01 Listed $124,900 CARMLS
• 2024-04-30 Sold (Public Records) $47,000 Public Records
• 2005-03-14 Sold (Public Records) $65,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,098 · +106.3% YoY. Source: county tax records.