6504 S Mulberry St · Pine Bluff, AR 71603

$107,000

2 bd · 1.5 ba · 1,290 sqft · SingleFamily public records · 65 Days on market

Built 1980 $83/sqft · 36% below area Est $168k · 36% under

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.1/10.0
• 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

Such a cozy and inviting neighborhood! Welcome to this charming and affordable property, perfectly located near shopping and dining for everyday convenience! Whether you're a first-time home buyer or looking to expand your investment portfolio, this home offers great potential and value. Recent updates include a new HVAC system installed in 2026 and a new roof in 2023, adding peace of mind for years to come. This is an excellent opportunity to make it your own or generate rental income. No seller property disclosure is available. Buyer to verify lot size and square footage using their own measurements. New photos coming soon.

Key facts

• New roof
• Detached
• New hvac system

Tags

• NEW HVAC SYSTEM
• NEW ROOF
• DETACHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $98k (8.6% below list).
• Recommended offer: $98k (8.6% below list) — sets the bar for 1% rule.

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; 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 $740 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 65 days — a 6% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $14k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $107k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $97,761 (8.6% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.91% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (median comp): $168,117
• List price: $107,000
• Delta: -36.35%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6102 S Mulberry	0.38mi	3/2.0 (+1)	1,424 (+10%)	22mo	$154,900	$109	40

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-9,853
• Equity at exit: $15,954

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $954
• Equity at exit: $9,251

Cash invested: $29,960 (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: 9.1×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$561
• Tax from tax record: −$48 /mo · $582/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $118

Break-even live

Break-even rent $828

Max offer price $107,000

Occupancy floor 83%

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $107,000 Active 65 DOM
2. 2026-06-18
   days on market $107,000 Active 64 DOM
3. 2026-06-17
   days on market $107,000 Active 63 DOM
4. 2026-06-16
   days on market $107,000 Active 62 DOM
5. 2026-06-15
   days on market $107,000 Active 61 DOM
6. 2026-06-14
   days on market $107,000 Active 59 DOM
7. 2026-06-12
   days on market $107,000 Active 58 DOM
8. 2026-06-09
   days on market $107,000 Active 55 DOM
9. 2026-06-08
   days on market $107,000 Active 54 DOM
10. 2026-06-07
    days on market $107,000 Active 53 DOM
11. 2026-06-05
    days on market $107,000 Active 50 DOM
12. 2026-06-03
    days on market $107,000 Active 49 DOM
13. 2026-06-02
    days on market $107,000 Active 48 DOM
14. 2026-06-01
    statusdays on market $107,000 Active 47 DOM
15. 2026-05-31
    days on market $107,000 Price Change 46 DOM
16. 2026-05-30
    days on market $107,000 Price Change 45 DOM
17. 2026-05-05
    price $115,000 633-char remark

    Show marketing remark (633 chars)

    Such a cozy and inviting neighborhood! Welcome to this charming and affordable property, perfectly located near shopping and dining for everyday convenience! Whether you're a first-time home buyer or looking to expand your investment portfolio, this home offers great potential and value. Recent updates include a new HVAC system installed in 2026 and a new roof in 2023, adding peace of mind for years to come. This is an excellent opportunity to make it your own or generate rental income. No seller property disclosure is available. Buyer to verify lot size and square footage using their own measurements. New photos coming soon.

18. 2026-04-15
    listed $121,000 New Listing 633-char remark

    Show marketing remark (633 chars)

    Such a cozy and inviting neighborhood! Welcome to this charming and affordable property, perfectly located near shopping and dining for everyday convenience! Whether you're a first-time home buyer or looking to expand your investment portfolio, this home offers great potential and value. Recent updates include a new HVAC system installed in 2026 and a new roof in 2023, adding peace of mind for years to come. This is an excellent opportunity to make it your own or generate rental income. No seller property disclosure is available. Buyer to verify lot size and square footage using their own measurements. New photos coming soon.

19. 2013-04-01
    soldstatus $69,500
20. 2013-03-27
    soldstatus $69,500 208-char remark

    Show marketing remark (208 chars)

    Wonderful updated brick home in a great subdivision. New carpet & vinyl flooring, new paint, perfe3ct for a first home. Located ckised to I-530, shopping. A must see! Taxes are without homestead credit.

21. 2013-02-27
    historical 208-char remark

    Show marketing remark (208 chars)

    Wonderful updated brick home in a great subdivision. New carpet & vinyl flooring, new paint, perfe3ct for a first home. Located ckised to I-530, shopping. A must see! Taxes are without homestead credit.

22. 2013-02-01
    listed $73,500 208-char remark

    Show marketing remark (208 chars)

    Wonderful updated brick home in a great subdivision. New carpet & vinyl flooring, new paint, perfe3ct for a first home. Located ckised to I-530, shopping. A must see! Taxes are without homestead credit.

23. 2009-03-31
    soldstatus $72,000
24. 1991-06-18
    soldstatus $53,000

ⓘ 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: $582 · $48/mo
• Projected year-2 tax: $685 · $57/mo
• Expected delta: +$103/yr (+$9/mo · 17.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°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: $11,731
• − Mortgage interest: −$5,994
• − Property taxes: −$582
• − Insurance: −$535
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$3,113
• Taxable loss: −$369
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $1,506/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

+117.0% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $115,000 CARMLS
• 2026-04-15 Listed $121,000 CARMLS
• 2013-04-01 Sold (Public Records) $69,500 Public Records
• 2013-03-27 Sold (MLS) $69,500 CARMLS
• 2013-02-27 Listing Removed — CARMLS
• 2013-02-01 Listed $73,500 CARMLS
• 2009-03-31 Sold (Public Records) $72,000 Public Records
• 1991-06-18 Sold (Public Records) $53,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $582 · -7.7% YoY. Source: county tax records.