3009 S Ash St · Pine Bluff, AR 71603

$92,500

4 bd · 2.0 ba · 882 sqft · MultiFamily public records · 160 Days on market

Built 1972 $105/sqft · 90% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Completely renovated duplex!! The cabinets and bathroom fixtures are new. The laminate flooring is approximately two years old. The property is centrally located to shopping, medical support, the new county library, the aquatic center and dining. The property can be utilized as investment property or for occupying one side and renting out the second side for additional income. The property has parking immediately outside the entrance to the property. The location is quiet and away from excessive traffic. The seller is very motivated, so, please bring your best offers. Please call the listing agent or your realtor, to schedule an appointment, at your earliest convenience.

Key facts

• Laminate flooring
• Centrally located
• New cabinets

Tags

• COMPLETELY RENOVATED DUPLEX
• NEW CABINETS
• NEW BATHROOM FIXTURES
• LAMINATE FLOORING
• CENTRALLY LOCATED
• QUIET LOCATION

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $92k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive. Per door: $304/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 9.0% in Pine Bluff — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 2 comparable units currently listed for rent nearby; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 5 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

• Climate carrying-cost: major flood 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 $81,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.59% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.13%
• DSCR: 2.25
• GRM: 5.2

CMA / ARV

• ARV (median comp): $890,185
• List price: $92,500
• Delta: -89.61%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 1.91×
• Total profit: $23,652
• Equity at exit: $13,792

10-year hold

• IRR: 30.3%
• Equity multiple: 3.71×
• Total profit: $70,268
• Equity at exit: $7,998

Cash invested: $25,900 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $607

Break-even live

Break-even rent $700

Max offer price $92,500

Occupancy floor 54%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$1,470
Total (2 units)			$1,469

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1907 W 28th Ave Pine Bluff, AR	3.0	1.5	947	$1,150	$1.21	43d	1	0.39mi
3109 Daffodil St Pine Bluff, AR	3.0	1.0	980	$825	$0.84	43d	1	1.32mi

Listing history 33 events

1. 2026-06-19
   days on market $92,500 Active 160 DOM
2. 2026-06-18
   days on market $92,500 Active 159 DOM
3. 2026-06-17
   days on market $92,500 Active 158 DOM
4. 2026-06-16
   days on market $92,500 Active 157 DOM
5. 2026-06-15
   days on market $92,500 Active 156 DOM
6. 2026-06-14
   days on market $92,500 Active 154 DOM
7. 2026-06-12
   days on market $92,500 Active 153 DOM
8. 2026-06-09
   days on market $92,500 Active 150 DOM
9. 2026-06-08
   days on market $92,500 Active 149 DOM
10. 2026-06-07
    days on market $92,500 Active 148 DOM
11. 2026-06-05
    days on market $92,500 Active 145 DOM
12. 2026-06-03
    days on market $92,500 Active 144 DOM
13. 2026-06-02
    days on market $92,500 Active 143 DOM
14. 2026-06-01
    days on market $92,500 Active 142 DOM
15. 2026-05-31
    days on market $92,500 Active 141 DOM
16. 2026-05-30
    days on market $92,500 Active 140 DOM
17. 2026-01-10
    historical
18. 2026-01-09
    listed $92,500 New Listing 679-char remark

    Show marketing remark (679 chars)

    Completely renovated duplex!! The cabinets and bathroom fixtures are new. The laminate flooring is approximately two years old. The property is centrally located to shopping, medical support, the new county library, the aquatic center and dining. The property can be utilized as investment property or for occupying one side and renting out the second side for additional income. The property has parking immediately outside the entrance to the property. The location is quiet and away from excessive traffic. The seller is very motivated, so, please bring your best offers. Please call the listing agent or your realtor, to schedule an appointment, at your earliest convenience.

19. 2025-10-31
    price $95,000
20. 2025-09-11
    listed $99,500 New Listing
21. 2025-01-19
    historical
22. 2025-01-01
    status Back on Market
23. 2025-01-01
    historical
24. 2024-12-01
    price $107,250
25. 2024-07-08
    listed $107,500 New Listing
26. 2023-05-31
    soldstatus $85,000 Sold
27. 2023-05-30
    soldstatus $85,000
28. 2023-04-24
    status Under Contract
29. 2023-04-12
    historical Take Backups
30. 2023-04-11
    listed $85,000 New Listing
31. 2022-06-04
    soldstatus $18,000
32. 2005-12-09
    soldstatus $15,000
33. 2000-09-11
    soldstatus $18,000

ⓘ 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: $356 · $30/mo
• Projected year-2 tax: $592 · $49/mo
• Expected delta: +$236/yr (+$20/mo · 66.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $17,628
• − Mortgage interest: −$5,181
• − Property taxes: −$356
• − Insurance: −$462
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$2,691
• Taxable income: $6,116
• Est. tax owed @ 24.0%: −$1,468
• After-tax cash flow: $5,818/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

+413.9% since first listed

17 events — show timeline

• 2026-01-10 Listing Removed — CARMLS
• 2026-01-09 Listed $92,500 CARMLS
• 2025-10-31 Price Changed $95,000 CARMLS
• 2025-09-11 Listed $99,500 CARMLS
• 2025-01-19 Listing Removed — CARMLS
• 2025-01-01 Relisted — CARMLS
• 2025-01-01 Listing Removed — CARMLS
• 2024-12-01 Price Changed $107,250 CARMLS
• 2024-07-08 Listed $107,500 CARMLS
• 2023-05-31 Sold (MLS) $85,000 CARMLS
• 2023-05-30 Sold (Public Records) $85,000 Public Records
• 2023-04-24 Pending — CARMLS
• 2023-04-12 Contingent — CARMLS
• 2023-04-11 Listed $85,000 CARMLS
• 2022-06-04 Sold (Public Records) $18,000 Public Records
• 2005-12-09 Sold (Public Records) $15,000 Public Records
• 2000-09-11 Sold (Public Records) $18,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $356 · +0.0% YoY. Source: county tax records.