3100 Jonquil St · Pine Bluff, AR 71603

$70,000

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 118 Days on market

Built 1950 8,276 sqft lot $82/sqft · 113% above area

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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
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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 MLS

This property would be a nice addition to your rental portfolio. Much of the remodeling has already been done for you. Come by and see this property today.

Key facts

• 8,276 sq ft lot
• Parking
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($804 rent vs $70k).
• Recommended offer: $64k (9.0% 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.
• 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; 12 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 $484 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1950 — 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 $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 1.15% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.75%
• DSCR: 1.61
• GRM: 7.3

CMA / ARV

• ARV (median comp): $32,931
• List price: $70,000
• Delta: 112.57%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3400 Jonquil	0.17mi	2/1.0	850 (0%)	22mo	$13,636	$16	73
3105 Jonquil	0.04mi	2/1.0	806 (-5%)	22mo	$13,636	$17	71
3307 S Iris St	0.19mi	2/1.0	750 (-12%)	3mo	$9,000	$12	69
3103 Jonquil	0.03mi	2/1.0	775 (-9%)	22mo	$13,636	$18	65
3201 Jonquil	0.04mi	2/1.0	775 (-9%)	22mo	$13,636	$18	65
3201 Rose	0.09mi	2/1.0	775 (-9%)	22mo	$13,636	$18	62
3303 Rose	0.13mi	2/1.0	775 (-9%)	22mo	$13,636	$18	61
2804 W 30th Ave	0.55mi	3/1.0 (+1)	925 (+9%)	1mo	$40,000	$43	54
2813 S Orlando	0.56mi	3/1.0 (+1)	974 (+15%)	4mo	$92,750	$95	41
1600 Willow	0.70mi	2/1.0	896 (+5%)	21mo	$15,000	$17	41

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $2,928
• Equity at exit: $10,437

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $20,834
• Equity at exit: $6,052

Cash invested: $19,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $804 high
• Mortgage (P&I): −$367
• Tax from tax record: −$14 /mo · $169/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $225

Break-even live

Break-even rent $519

Max offer price $70,000

Occupancy floor 67%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.16mi
3720 Miramar Dr Unit 13 Pine Bluff, AR	1.0	1.0	550	$650	$1.18	43d	1	0.31mi
2319 W 27th Ave Unit B Pine Bluff, AR	2.0	1.0	907	$795	$0.88	43d	1	0.58mi
2600 W 30th Ave Unit 2 Pine Bluff, AR	1.0	1.0	570	$650	$1.14	43d	1	0.60mi
2001 W 28th Ave Pine Bluff, AR	2.0	1.0	729	$750	$1.03	43d	1	0.83mi
1907 W 28th Ave Pine Bluff, AR	3.0	1.5	947	$1,150	$1.21	43d	1	0.85mi
4324 Union Ave Pine Bluff, AR	2.0	1.0	702	$650	$0.93	43d	1	1.10mi
1107 S Cypress St Unit 1 Pine Bluff, AR	2.0	1.0	875	$700	$0.80	43d	1	1.16mi
2810 S Poplar St Unit 8 Pine Bluff, AR	1.0	1.0	1040	$759	$0.73	43d	1	1.39mi
2100 W 40th Ave Pine Bluff, AR	1.0	1.0	711	$650	$0.91	43d	2	1.40mi
1901 W 40th Ave Pine Bluff, AR	2.0	1.0	854	$765	$0.90	43d	1	1.42mi
3008 S Elm St Pine Bluff, AR	2.0	1.0	802	$1,200	$1.50	43d	1	1.49mi

Listing history 24 events

1. 2026-06-19
   days on market $70,000 Active 118 DOM
2. 2026-06-18
   days on market $70,000 Active 117 DOM
3. 2026-06-17
   days on market $70,000 Active 116 DOM
4. 2026-06-16
   days on market $70,000 Active 115 DOM
5. 2026-06-15
   days on market $70,000 Active 114 DOM
6. 2026-06-14
   days on market $70,000 Active 112 DOM
7. 2026-06-12
   days on market $70,000 Active 111 DOM
8. 2026-06-09
   days on market $70,000 Active 108 DOM
9. 2026-06-08
   days on market $70,000 Active 107 DOM
10. 2026-06-07
    days on market $70,000 Active 106 DOM
11. 2026-06-05
    days on market $70,000 Active 103 DOM
12. 2026-06-03
    days on market $70,000 Active 102 DOM
13. 2026-06-02
    days on market $70,000 Active 101 DOM
14. 2026-06-01
    days on market $70,000 Active 100 DOM
15. 2026-05-31
    days on market $70,000 Active 99 DOM
16. 2026-05-30
    days on market $70,000 Active 98 DOM
17. 2026-02-16
    listed $70,000 New Listing 155-char remark

    Show marketing remark (155 chars)

    This property would be a nice addition to your rental portfolio. Much of the remodeling has already been done for you. Come by and see this property today.

18. 2025-03-14
    soldstatus $85,000 199-char remark

    Show marketing remark (199 chars)

    Bundel of 12 houses and 3 vacant lots. 3100,3408,3203,3402,3313,3205, 3306,3202,3311 Jonquil 3301,3307,3303 S Iris 3004 N Iris 3404 Rose 2104 Howard All in the Miramar Add, Pine Bluff Jefferson Co AR

19. 2025-03-14
    listed $85,000 199-char remark

    Show marketing remark (199 chars)

    Bundel of 12 houses and 3 vacant lots. 3100,3408,3203,3402,3313,3205, 3306,3202,3311 Jonquil 3301,3307,3303 S Iris 3004 N Iris 3404 Rose 2104 Howard All in the Miramar Add, Pine Bluff Jefferson Co AR

20. 2025-03-13
    soldstatus $85,000
21. 2025-01-27
    status Under Contract
22. 2025-01-24
    historical
23. 2024-12-02
    listed $15,000 New Listing
24. 2000-07-21
    soldstatus $11,000

ⓘ 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: $169 · $14/mo
• Projected year-2 tax: $448 · $37/mo
• Expected delta: +$279/yr (+$23/mo · 165.7%)

ⓘ 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 22% 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: $9,644
• − Mortgage interest: −$3,921
• − Property taxes: −$169
• − Insurance: −$350
• − Repairs & maintenance: −$772
• − Management: −$772
• − Depreciation: −$2,036
• Taxable income: $1,625
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $2,305/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

+536.4% since first listed

8 events — show timeline

• 2026-02-16 Listed $70,000 CARMLS
• 2025-03-14 Listed $85,000 CARMLS
• 2025-03-14 Sold (MLS) $85,000 CARMLS
• 2025-03-13 Sold (Public Records) $85,000 Public Records
• 2025-01-27 Pending — CARMLS
• 2025-01-24 Listing Removed — CARMLS
• 2024-12-02 Listed $15,000 CARMLS
• 2000-07-21 Sold (Public Records) $11,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $169 · +8.3% YoY. Source: county tax records.