2103 S State St · Pine Bluff, AR 71601

$35,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 38 Days on market

Built 1970 Est $37k · 6% under

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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 +10.0/15.0
• 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

Price is Negotiable!! Climate Control: Central heating and air conditioning Proximity to Schools: than a mile away. Highlights Cozy Living: This well-maintained home offers a comfortable living environment, perfect for families or individuals seeking a welcoming space. Convenient Location: Situated near local schools, making daily commutes quick and easy. Modern Comforts: Equipped with central heating and air conditioning to ensure year-round comfort. Additional Features & acirc; & euro; & cent; Updated Interior:The home boasts a refreshed interior, providing a modern touch to its classic charm. & acirc; & euro; & cent; Outdoor Space: Enjoy a manageable yard, idea

Key facts

• Proximity to schools
• Updated interior
• Outdoor space

Tags

• PROXIMITY TO SCHOOLS
• UPDATED INTERIOR
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($796 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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: 90 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $21k; list at $35k implies a 67% 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 $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1970 — 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: 2.27% ✓
• Cap rate: 19.31%
• Cash-on-cash: 46.51%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $37,050
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 Park Pl	0.34mi	3/1.0	1,104 (+13%)	11mo	$55,000	$50	53
401 W 22nd Ave	0.25mi	2/1.0 (-1)	1,080 (+11%)	17mo	$10,000	$9	51
512 W 29th Ave	0.63mi	3/1.0	1,084 (+11%)	3mo	$29,999	$28	50
305 W 26th Ave	0.36mi	3/1.0	1,118 (+15%)	17mo	$42,000	$38	45

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: 43.8%
• Equity multiple: 2.89×
• Total profit: $18,534
• Equity at exit: $5,219

10-year hold

• IRR: 49.8%
• Equity multiple: 5.83×
• Total profit: $47,353
• Equity at exit: $3,026

Cash invested: $9,800 (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: 3.7×

Monthly cashflow live

• Estimated rent: $796 high
• Mortgage (P&I): −$184
• Tax from tax record: −$51 /mo · $606/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $380

Break-even live

Break-even rent $315

Max offer price $35,000

Occupancy floor 47%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2404 S Walnut St Pine Bluff, AR	2.0	1.0	1100	$700	$0.64	43d	1	0.30mi
501 W 12th Ave Apt 6 Pine Bluff, AR	2.0	1.0	773	$700	$0.91	43d	1	0.74mi
301 W 11th Ave Unit 1 Pine Bluff, AR	2.0	1.0	858	$675	$0.79	43d	1	0.80mi
3008 S Elm St Pine Bluff, AR	2.0	1.0	802	$1,200	$1.50	43d	1	0.86mi
301 W 33rd Ave Pine Bluff, AR	2.0	1.5	871	$760	$0.87	43d	1	0.88mi
6 Duplexes Pine Bluff, AR	2.0	1.5–2.0	858	$772	$0.90	43d	5	1.17mi
1907 W 28th Ave Pine Bluff, AR	3.0	1.5	947	$1,150	$1.21	43d	1	1.24mi
2001 W 28th Ave Pine Bluff, AR	2.0	1.0	729	$750	$1.03	43d	1	1.26mi
1107 S Cypress St Unit 1 Pine Bluff, AR	2.0	1.0	875	$700	$0.80	43d	1	1.30mi
2319 W 27th Ave Unit B Pine Bluff, AR	2.0	1.0	907	$795	$0.88	43d	1	1.46mi

Listing history 20 events

1. 2026-06-19
   days on market $35,000 Active 38 DOM
2. 2026-06-18
   days on market $35,000 Active 37 DOM
3. 2026-06-17
   days on market $35,000 Active 36 DOM
4. 2026-06-16
   days on market $35,000 Active 35 DOM
5. 2026-06-15
   days on market $35,000 Active 34 DOM
6. 2026-06-14
   days on market $35,000 Active 32 DOM
7. 2026-06-12
   days on market $35,000 Active 31 DOM
8. 2026-06-09
   days on market $35,000 Active 28 DOM
9. 2026-06-08
   days on market $35,000 Active 27 DOM
10. 2026-06-07
    days on market $35,000 Active 26 DOM
11. 2026-06-05
    days on market $35,000 Active 23 DOM
12. 2026-06-03
    days on market $35,000 Active 22 DOM
13. 2026-06-02
    days on market $35,000 Active 21 DOM
14. 2026-06-01
    days on market $35,000 Active 20 DOM
15. 2026-05-31
    days on market $35,000 Active 19 DOM
16. 2026-05-30
    days on market $35,000 Active 18 DOM
17. 2026-05-12
    listed $35,000 Active 766-char remark
18. 2025-06-25
    historical
19. 2025-04-09
    listed $54,500 New Listing
20. 2003-10-03
    soldstatus $21,000

ⓘ 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: $606 · $51/mo
• Projected year-2 tax: $606 · $51/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 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: $9,546
• − Mortgage interest: −$1,961
• − Property taxes: −$606
• − Insurance: −$175
• − Repairs & maintenance: −$764
• − Management: −$764
• − Depreciation: −$1,018
• Taxable income: $4,259
• Est. tax owed @ 24.0%: −$1,022
• After-tax cash flow: $3,535/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

+66.7% since first listed

4 events — show timeline

• 2026-05-12 Listed $35,000 FSBO.com
• 2025-06-25 Listing Removed — CARMLS
• 2025-04-09 Listed $54,500 CARMLS
• 2003-10-03 Sold (Public Records) $21,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $606 · +8.5% YoY. Source: county tax records.