104 Grider Field Ladd Rd Rd · Pine Bluff, AR 71601

$125,000

4 bd · 2.0 ba · 1,552 sqft · SingleFamily public records · 39 Days on market

Built 1939 2.62 ac lot $81/sqft · 15% below area Est $147k · 15% under

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Why this score? — see what drove the B- 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 +25.6/30.0
• ARV discount +14.4/15.0
• DSCR +8.5/10.0
• 1% rule +5.5/10.0
• Appreciation +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Listing remarks

This home is located in the peaceful surroundings of Pine Bluff AR. This Charming property offers the perfect country living just a few minutes away from all the amenities. This home has 2 levels and a sunroom. This house offers plenty of space and convenience. This home sits on 2.47 acres ideas for gatherings, gardening, or simply unwinding after a long day. Don't miss the opportunity to make this beautiful property your next home. Bring your best offer.

Key facts

• 2.47 acres
• Sunroom
• 2 levels

Tags

• 2 LEVELS
• SUNROOM
• 2.47 ACRES

Property features AI

Finance

• Financial info: Financing options: VA loan, FHA loan, Conventional loan, Cash, Rural Development

Exterior

• Parking: Carport; Parking pads
• Utilities: Public sewer; Municipal electric; Natural gas available
• Home design: Metal/vinyl siding
• Construction: Composition roof; Crawl space and piers foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Free-standing stove
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric); Central heat (gas)
• Interior features: Wood and vinyl flooring; Den/family room; Bonus room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

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: 90 active listings in the ZIP; 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 $864 of loan paydown is wiped out by about $4k 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 39 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $99k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.05% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

• ARV (median comp): $147,496
• List price: $125,000
• Delta: -15.25%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3600 Mobile	0.65mi	3/2.0 (-1)	1,762 (+14%)	14mo	$125,000	$71	30

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: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,570
• Equity at exit: $18,638

10-year hold

• IRR: 8.5%
• Equity multiple: 1.64×
• Total profit: $22,535
• Equity at exit: $10,808

Cash invested: $35,000 (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 71601

• Home prices YoY: -2.1%
• Active inventory: 90
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$31 /mo · $370/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $294

Break-even live

Break-even rent $935

Max offer price $125,000

Occupancy floor 72%

Sensitivity live

Price	-10% $365	-5% $330	+0% $294	+5% $259	+10% $224
Rent	-10% $191	-5% $243	+0% $294	+5% $346	+10% $398
Rate	-1.0pp $357	-0.5pp $326	base $294	+0.5pp $262	+1.0pp $229

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 39 DOM
2. 2026-06-19
   days on market $125,000 Active 37 DOM
3. 2026-06-18
   days on market $125,000 Active 36 DOM
4. 2026-06-17
   days on market $125,000 Active 35 DOM
5. 2026-06-16
   days on market $125,000 Active 34 DOM
6. 2026-06-15
   days on market $125,000 Active 33 DOM
7. 2026-06-14
   days on market $125,000 Active 31 DOM
8. 2026-06-12
   days on market $125,000 Active 30 DOM
9. 2026-06-09
   days on market $125,000 Active 27 DOM
10. 2026-06-08
    days on market $125,000 Active 26 DOM
11. 2026-06-07
    days on market $125,000 Active 25 DOM
12. 2026-06-05
    days on market $125,000 Active 22 DOM
13. 2026-06-03
    days on market $125,000 Active 21 DOM
14. 2026-06-02
    days on market $125,000 Active 20 DOM
15. 2026-06-01
    days on market $125,000 Active 19 DOM
16. 2026-05-31
    days on market $125,000 Active 18 DOM
17. 2026-05-30
    days on market $125,000 Active 17 DOM
18. 2026-05-13
    listed $125,000 New Listing 459-char remark
19. 2006-10-13
    soldstatus $99,000
20. 2003-03-26
    soldstatus $61,000

ⓘ 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: $370 · $31/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$430/yr (+$36/mo · 116.5%)

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

Taxation est. · year 1

• Rental income: $15,686
• − Mortgage interest: −$7,002
• − Property taxes: −$370
• − Insurance: −$625
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$3,636
• Taxable income: $1,544
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $3,161/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
• City population: 29,578
• Population (ZIP): 13,981

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: Predominantly Black (81%)
• Race & ethnicity: Black 81% White 13% Two or more races 4% Hispanic / Latino 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -3.51%
• Current HPI: 160.3064
• Rent YoY: —
• Metro: —
• 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

+104.9% since first listed

3 events — show timeline

• 2026-05-13 Listed $125,000 CARMLS
• 2006-10-13 Sold (Public Records) $99,000 Public Records
• 2003-03-26 Sold (Public Records) $61,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $370 · -13.6% YoY. Source: county tax records.