519 E 15th · Pine Bluff, AR 71601

$75,000

3 bd · 1.0 ba · 1,770 sqft · SingleFamily public records · 59 Days on market

Built 1919 0.32 ac lot $42/sqft · at area comps Est $96k · 22% under ↓ 53% since listing

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.3/10.0
• 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

Welcome to this charming 2-story home nestled on a corner lot in Pine Bluff. Offering 3 bedrooms and 1 bath, this home blends classic character with functional space. The primary bedroom is conveniently located on the main level, with two additional bedrooms upstairs. Inside, you’ll find a formal living room, den, and dining room—perfect for both everyday living and entertaining. Cozy up by the wood-burning fireplace or relax on the screened-in front porch and enjoy the peaceful surroundings. The property also includes a garage, central heat and air, and an additional lot—providing endless possibilities for expansion, investment, or outdoor enjoyment. With just a little vi

Key facts

• Additional lot
• Formal living room
• Corner lot

Tags

• CORNER LOT
• FORMAL LIVING ROOM
• WOOD BURNING FIREPLACE
• SCREENED IN FRONT PORCH
• ADDITIONAL LOT
• DETACHED

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public sewer; Public water; Electric (municipal, Entergy); Natural gas
• Home design: Frame exterior
• Construction: Crawl space foundation; 3-tab shingle roof
• Exterior features: Corner lot; Located in a subdivision; Paved road

Interior

• Flooring: Carpet; Wood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Formal living room; Den / family room; Office / study; Wood-burning fireplace (site-built)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $75k).
• Recommended offer: $73k (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; 1 comparable units currently listed for rent nearby; 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 $519 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 $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y 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 1919 — 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1919 — 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: 1.13% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.44%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

• ARV (median comp): $96,386
• List price: $75,000
• Delta: -22.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 W 15th Ave	0.42mi	3/2.0	1,856 (+5%)	0mo	$3,500	$2	68
402 W 15th Ave	0.46mi	3/2.0	1,778 (+0%)	10mo	$97,500	$55	66
817 S Walnut St	0.62mi	3/1.5	1,682 (-5%)	4mo	$9,000	$5	57
1006 E 10th Ave	0.46mi	3/2.0	1,626 (-8%)	8mo	$147,500	$91	54
511 W 20th Ave	0.64mi	4/2.0 (+1)	1,829 (+3%)	11mo	$22,000	$12	47
300 W 11th Ave	0.49mi	4/2.5 (+1)	1,710 (-3%)	22mo	$76,500	$45	42
1423 Belmoor Dr	0.70mi	3/2.0	1,548 (-12%)	24mo	$110,000	$71	22

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $584
• Equity at exit: $11,183

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $16,865
• Equity at exit: $6,485

Cash invested: $21,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $200

Break-even live

Break-even rent $597

Max offer price $75,000

Occupancy floor 71%

Sensitivity live

Price	-10% $243	-5% $221	+0% $200	+5% $179	+10% $158
Rent	-10% $133	-5% $167	+0% $200	+5% $234	+10% $267
Rate	-1.0pp $238	-0.5pp $219	base $200	+0.5pp $181	+1.0pp $161

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 S Beech St Pine Bluff, AR	3.0	2.0	1346	$850	$0.63	45d	1	1.14mi

Listing history 40 events

1. 2026-06-21
   days on market $75,000 Active 59 DOM
2. 2026-06-19
   days on market $75,000 Active 57 DOM
3. 2026-06-18
   days on market $75,000 Active 56 DOM
4. 2026-06-17
   days on market $75,000 Active 55 DOM
5. 2026-06-16
   days on market $75,000 Active 54 DOM
6. 2026-06-15
   days on market $75,000 Active 53 DOM
7. 2026-06-14
   days on market $75,000 Active 51 DOM
8. 2026-06-12
   days on market $75,000 Active 50 DOM
9. 2026-06-09
   days on market $75,000 Active 47 DOM
10. 2026-06-08
    days on market $75,000 Active 46 DOM
11. 2026-06-07
    days on market $75,000 Active 45 DOM
12. 2026-06-05
    days on market $75,000 Active 42 DOM
13. 2026-06-03
    days on market $75,000 Active 41 DOM
14. 2026-06-02
    days on market $75,000 Active 40 DOM
15. 2026-06-01
    days on market $75,000 Active 39 DOM
16. 2026-05-31
    days on market $75,000 Active 38 DOM
17. 2026-05-30
    days on market $75,000 Active 37 DOM
18. 2026-04-22
    listed $75,000 New Listing 774-char remark
19. 2026-01-04
    historical
20. 2025-09-06
    price $77,600
21. 2025-07-19
    listed $80,000 New Listing
22. 2025-07-17
    historical
23. 2025-06-06
    listed $80,000 New Listing
24. 2025-05-06
    historical
25. 2025-03-05
    listed $80,000 New Listing
26. 2025-03-05
    historical
27. 2025-03-05
    listed $94,900 New Listing
28. 2025-03-05
    historical
29. 2025-03-05
    listed $80,900 New Listing
30. 2024-12-20
    historical
31. 2024-11-24
    price $85,000
32. 2024-08-19
    listed $90,000 New Listing
33. 2024-07-18
    historical
34. 2024-06-25
    status Back on Market
35. 2024-06-21
    historical
36. 2024-05-17
    price $94,900
37. 2024-04-04
    price $100,000
38. 2024-04-02
    price $99,900
39. 2024-02-22
    price $125,000
40. 2023-12-26
    listed $159,900 New Listing

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $560 · $47/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 ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $10,200
• − Mortgage interest: −$4,201
• − Property taxes: −$560
• − Insurance: −$375
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,182
• Taxable income: $1,250
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $2,103/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

-53.1% since first listed

23 events — show timeline

• 2026-04-22 Listed $75,000 CARMLS
• 2026-01-04 Listing Removed — CARMLS
• 2025-09-06 Price Changed $77,600 CARMLS
• 2025-07-19 Listed $80,000 CARMLS
• 2025-07-17 Listing Removed — CARMLS
• 2025-06-06 Listed $80,000 CARMLS
• 2025-05-06 Listing Removed — CARMLS
• 2025-03-05 Listed $80,900 CARMLS
• 2025-03-05 Listing Removed — CARMLS
• 2025-03-05 Listed $94,900 CARMLS
• 2025-03-05 Listing Removed — CARMLS
• 2025-03-05 Listed $80,000 CARMLS
• 2024-12-20 Listing Removed — CARMLS
• 2024-11-24 Price Changed $85,000 CARMLS
• 2024-08-19 Listed $90,000 CARMLS
• 2024-07-18 Listing Removed — CARMLS
• 2024-06-25 Relisted — CARMLS
• 2024-06-21 Listing Removed — CARMLS
• 2024-05-17 Price Changed $94,900 CARMLS
• 2024-04-04 Price Changed $100,000 CARMLS
• 2024-04-02 Price Changed $99,900 CARMLS
• 2024-02-22 Price Changed $125,000 CARMLS
• 2023-12-26 Listed $159,900 CARMLS

Property tax history

+12.0%/yr

Latest (2025): $560 · +0.0% YoY. Source: county tax records.