2008 W 30th St · Pine Bluff, AR 71603

$49,888

4 bd · 2.0 ba · 1,656 sqft · MultiFamily public records · 49 Days on market

Built 1949 0.50 ac lot $30/sqft · 59% above 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: 1 unit. estimate disagrees with records

Listing remarks

Unlock the potential of this side-by-side duplex! Featuring a 3-bedroom, 1.5-bath unit and a 1-bedroom, 1-bath unit, this property offers versatility for investors or homeowners alike. The expansive backyard provides a blank canvas for outdoor living or added amenities. While some enhancements are needed, this is a prime opportunity to customize, renovate, and build equity.

Key facts

• Side-by-side duplex
• Expansive backyard
• Detached

Tags

• SIDE-BY-SIDE DUPLEX
• EXPANSIVE BACKYARD
• DETACHED

Property features AI

Finance

• Other: Approx. lot dimensions: 60 x 154 (about 0.5 acre); Square footage per tax records: 1,656

Exterior

• Parking: Parking pads for 3 cars
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Frame construction with metal/vinyl siding
• Construction: Crawl space foundation; Composition roof with 3-tab shingles
• Exterior features: Front porch; Partially fenced yard; Paved road access; Level lot; Inside city limits

Interior

• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heat
• Interior features: Wood and vinyl flooring; Central heating

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.0% vs local median 8.9% 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: 213 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $345 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $50k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $48,391 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1949 — 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 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: 3.41% ✓
• Cap rate: 31.03%
• Cash-on-cash: 88.36%
• DSCR: 4.93
• GRM: 2.4

CMA / ARV

• ARV (median comp): $31,394
• List price: $49,888
• Delta: 58.91%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2003 W 25th	0.39mi	3/— (-1)	1,432 (-14%)	23mo	$18,500	$13	35

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: 88.9%
• Equity multiple: 5.11×
• Total profit: $57,429
• Equity at exit: $7,438

10-year hold

• IRR: 91.9%
• Equity multiple: 10.62×
• Total profit: $134,384
• Equity at exit: $4,313

Cash invested: $13,969 (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: 213
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$262
• Tax from tax record: −$31 /mo · $376/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $1,029

Break-even live

Break-even rent $397

Max offer price $49,888

Occupancy floor 34%

Sensitivity live

Price	-10% $1,057	-5% $1,043	+0% $1,029	+5% $1,014	+10% $1,000
Rent	-10% $894	-5% $961	+0% $1,029	+5% $1,096	+10% $1,163
Rate	-1.0pp $1,054	-0.5pp $1,041	base $1,029	+0.5pp $1,016	+1.0pp $1,002

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

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$953
1× unit	1	1	$746
Total (2 units)			$1,699

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: $12,472
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   status $49,888 Under Contract 49 DOM
2. 2026-06-09
   days on market $49,888 Active 49 DOM
3. 2026-06-08
   days on market $49,888 Active 48 DOM
4. 2026-06-07
   days on market $49,888 Active 47 DOM
5. 2026-06-05
   days on market $49,888 Active 44 DOM
6. 2026-06-03
   days on market $49,888 Active 43 DOM
7. 2026-06-02
   days on market $49,888 Active 42 DOM
8. 2026-06-01
   days on market $49,888 Active 41 DOM
9. 2026-05-31
   days on market $49,888 Active 40 DOM
10. 2026-05-30
    days on market $49,888 Active 39 DOM
11. 2026-04-21
    listed $49,888 New Listing 376-char remark
12. 2000-05-30
    soldstatus $20,000

ⓘ 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: $376 · $31/mo
• Projected year-2 tax: $376 · $31/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 ≥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: $20,388
• − Mortgage interest: −$2,795
• − Property taxes: −$376
• − Insurance: −$249
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$1,451
• Taxable income: $12,255
• Est. tax owed @ 24.0%: −$2,941
• After-tax cash flow: $9,401/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

+149.4% since first listed

3 events — show timeline

• 2026-06-10 Pending — CARMLS
• 2026-04-21 Listed $49,888 CARMLS
• 2000-05-30 Sold (Public Records) $20,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $376 · +8.5% YoY. Source: county tax records.