1814 And 1816 S Main St · Pine Bluff, AR 71601

$105,000

4 bd · 2.0 ba · 2,640 sqft · MultiFamily public records · 11 Days on market

Built 1947 0.90 ac lot Est $74k · 42% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks

Turnkey 2-bedroom, 1-bath duplex offering immediate rental potential in Pine Bluff. This updated, low-maintenance unit is designed for simple management and steady cash flow, making it a strong addition to any investor portfolio. Functional layout with comfortable living space, well-sized bedrooms, and a practical dining area that appeals to long-term tenants. Property includes a shared yard and is positioned in a convenient location near local amenities, schools, and commuter routes, supporting consistent occupancy demand. Ideal buy-and-hold opportunity with strong rental appeal and minimal upkeep required. Opportunities in this price range and condition do not last long. Property is being

Key facts

• Two-unit duplex
• 0.9 acre lot
• Built 1947

Tags

• TWO-UNIT DUPLEX

Property features AI

Finance

• Financial info: Annual taxes approximately $800

Exterior

• Parking: Parking pads
• Utilities: Municipal electric; Public water; Public sewer
• Home design: Multi-family property (2 units); Inside city limits; Zoning: R-3
• Construction: Frame exterior; Architectural shingle roof; Crawl space foundation; Approximately 2,640 building square feet
• Exterior features: Level lot; Located in a subdivision; Paved road access

Interior

• Kitchen: Free-standing stove
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms
• Flooring: Wood
• Bathrooms: Unit 1: 2 bathrooms; Unit 2: 2.5 bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Wood floors; Free-standing stove
• Laundry & utility: Tenants pay all utilities

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $105k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive. Per door: $267/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 12.4% vs local median 8.7% 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: 90 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 $726 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $47k; list at $105k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $105,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.44% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.77%
• DSCR: 1.97
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $73,920
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1611-1613 S Laurel St	0.34mi	4/—	2,584 (-2%)	15mo	$19,500	$8	69
411-413 W 13th St	0.48mi	4/4.0	2,829 (+7%)	22mo	$80,000	$28	40
2402-2404 W Walnut St	0.39mi	4/4.0	2,272 (-14%)	23mo	$80,000	$35	31

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: 14.4%
• Equity multiple: 1.58×
• Total profit: $16,931
• Equity at exit: $15,656

10-year hold

• IRR: 23.1%
• Equity multiple: 2.99×
• Total profit: $58,406
• Equity at exit: $9,078

Cash invested: $29,400 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$551
• Tax from tax record: −$66 /mo · $793/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $533

Break-even live

Break-even rent $836

Max offer price $105,000

Occupancy floor 60%

Sensitivity live

Price	-10% $593	-5% $563	+0% $533	+5% $504	+10% $474
Rent	-10% $414	-5% $474	+0% $533	+5% $593	+10% $653
Rate	-1.0pp $586	-0.5pp $560	base $533	+0.5pp $506	+1.0pp $478

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,510
Total (2 units)			$1,511

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $105,000 Active 11 DOM
2. 2026-06-19
   days on market $105,000 Active 9 DOM
3. 2026-06-18
   days on market $105,000 Active 8 DOM
4. 2026-06-17
   statusdays on market $105,000 Active 7 DOM
5. 2026-06-16
   days on market $105,000 Price Change 6 DOM
6. 2026-06-15
   days on market $105,000 Price Change 5 DOM
7. 2026-06-14
   days on market $105,000 Price Change 3 DOM
8. 2026-06-12
   remarks 699-char remark
9. 2026-06-12
   listed $105,000 Price Change 2 DOM

ⓘ 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: $793 · $66/mo
• Projected year-2 tax: $793 · $66/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 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: $18,132
• − Mortgage interest: −$5,882
• − Property taxes: −$793
• − Insurance: −$525
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$3,055
• Taxable income: $4,977
• Est. tax owed @ 24.0%: −$1,194
• After-tax cash flow: $5,205/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

+156.1% since first listed

8 events — show timeline

• 2026-06-11 Price Changed $105,000 CARMLS
• 2026-06-10 Listed $93,000 CARMLS
• 2025-08-12 Listing Removed — CARMLS
• 2025-03-12 Price Changed $125,000 CARMLS
• 2025-03-11 Listed $110,000 CARMLS
• 2021-05-12 Sold (Public Records) $47,000 Public Records
• 2020-12-31 Sold (Public Records) $40,000 Public Records
• 1997-12-30 Sold (Public Records) $41,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $793 · +0.0% YoY. Source: county tax records.