1916 Sunset Cv · Pine Bluff, AR 71603

$122,500

3 bd · 1.5 ba · 1,482 sqft · SingleFamily public records · 169 Days on market

Built 1977 1.00 ac lot $83/sqft · at area comps Est $118k · 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 +17.1/30.0
• ARV discount +5.6/15.0
• DSCR +5.3/10.0
• 1% rule +3.9/10.0
• 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

Perfect property for an investor or a buyer that wants to add their own personal touch. Currently tenant occupied. Show by appointment only. New HVAC installed within the last few months.

Key facts

• Large corner lot
• New hvac
• Large backyard

Tags

• LARGE CORNER LOT
• LARGE BACKYARD
• NEW HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $85 ($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 $109k (11.1% below list).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• 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; 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 $847 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 169 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $122k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $107,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 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 1977 — 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: 0.89% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

• ARV (median comp): $117,550
• List price: $122,500
• Delta: 4.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2315 Oakwood Rd	0.23mi	4/1.0 (+1)	1,456 (-2%)	2mo	$67,500	$46	77
1907 Sunset	0.06mi	3/2.0	1,373 (-7%)	11mo	$135,000	$98	73
5518 W 20th Ave	0.15mi	3/2.0	1,392 (-6%)	10mo	$93,900	$67	73
5408 W 20th	0.03mi	3/2.0	1,573 (+6%)	23mo	$136,500	$87	67
2401 Taft St	0.41mi	3/2.0	1,434 (-3%)	10mo	$98,000	$68	65
4511 W 28th	0.74mi	3/1.5	1,502 (+1%)	22mo	$75,000	$50	45
2821 Kimberly Dr	0.72mi	3/2.0	1,591 (+7%)	19mo	$165,000	$104	37

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-14,439
• Equity at exit: $18,265

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-5,683
• Equity at exit: $10,592

Cash invested: $34,300 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$642
• Tax from tax record: −$82 /mo · $978/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $85

Break-even live

Break-even rent $981

Max offer price $122,500

Occupancy floor 87%

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.41mi

Listing history 12 events

1. 2026-06-05
   days on market $122,500 Active 169 DOM
2. 2026-06-03
   days on market $122,500 Active 168 DOM
3. 2026-06-02
   days on market $122,500 Active 167 DOM
4. 2026-06-01
   days on market $122,500 Active 166 DOM
5. 2026-05-31
   days on market $122,500 Active 165 DOM
6. 2026-05-30
   days on market $122,500 Active 164 DOM
7. 2026-03-13
   price $122,500 187-char remark

   Show marketing remark (187 chars)

   Perfect property for an investor or a buyer that wants to add their own personal touch. Currently tenant occupied. Show by appointment only. New HVAC installed within the last few months.

8. 2026-02-18
   status Back on Market 187-char remark

   Show marketing remark (187 chars)

   Perfect property for an investor or a buyer that wants to add their own personal touch. Currently tenant occupied. Show by appointment only. New HVAC installed within the last few months.

9. 2026-02-11
   status Under Contract 187-char remark

   Show marketing remark (187 chars)

   Perfect property for an investor or a buyer that wants to add their own personal touch. Currently tenant occupied. Show by appointment only. New HVAC installed within the last few months.

10. 2026-01-22
    price $125,000 187-char remark

    Show marketing remark (187 chars)

    Perfect property for an investor or a buyer that wants to add their own personal touch. Currently tenant occupied. Show by appointment only. New HVAC installed within the last few months.

11. 2025-12-05
    listed $129,000 New Listing 187-char remark

    Show marketing remark (187 chars)

    Perfect property for an investor or a buyer that wants to add their own personal touch. Currently tenant occupied. Show by appointment only. New HVAC installed within the last few months.

12. 2004-03-15
    soldstatus $60,000

ⓘ 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: $978 · $82/mo
• Projected year-2 tax: $978 · $82/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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: $13,069
• − Mortgage interest: −$6,862
• − Property taxes: −$978
• − Insurance: −$612
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$3,564
• Taxable loss: −$1,039
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $1,274/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

+104.2% since first listed

6 events — show timeline

• 2026-03-13 Price Changed $122,500 CARMLS
• 2026-02-18 Relisted — CARMLS
• 2026-02-11 Pending — CARMLS
• 2026-01-22 Price Changed $125,000 CARMLS
• 2025-12-05 Listed $129,000 CARMLS
• 2004-03-15 Sold (Public Records) $60,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $978 · +8.3% YoY. Source: county tax records.