3914 King Richard Rd · Pine Bluff, AR 71603

$95,000

3 bd · 2.0 ba · 1,565 sqft · SingleFamily public records · 21 Days on market

Built 1967 10,018 sqft lot Est $99k · at est.

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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 +29.6/30.0
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• 1% rule +7.4/10.0
• 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

Listing remarks

Located in an established area of Pine Bluff, Arkansas, this property offers an opportunity for buyers looking to take on a renovation project with potential for personalization and long-term value. The layout begins with a foyer entry leading into the formal living area, while the kitchen connects through the laundry room to the backyard. A secondary living space just off the kitchen provides additional flexibility and direct outdoor access. The hallway includes a guest bathroom, two bedrooms, and a primary suite with a private full bath. Interior finishes and condition will require updates and repairs, creating an opportunity for buyers to redesign and improve the space to fit their needs

Key facts

• Formal living area
• Laundry room
• Kitchen connects

Tags

• FOYER ENTRY
• FORMAL LIVING AREA
• KITCHEN CONNECTS
• LAUNDRY ROOM
• BACKYARD
• SECONDARY LIVING SPACE

Property features AI

Exterior

• Parking: Garage; Carport; Side-entry parking for 2 cars
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Brick exterior; Level, corner lot
• Construction: Composition roof; Slab foundation
• Exterior features: Patio; Deck; Porch; Fully fenced yard; Paved road access

Interior

• Kitchen: Built-in stove; Dishwasher
• Flooring: Tile; Concrete; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Tile, concrete, and other flooring; Laundry room
• Laundry & utility: Laundry room (interior)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

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; 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 $657 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.41%
• DSCR: 1.69
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $98,595
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 La Salle Cv	0.34mi	3/2.0	1,653 (+6%)	8mo	$28,000	$17	68
2204 Sheraton Park Dr	0.71mi	3/1.5	1,573 (+0%)	2mo	$65,000	$41	62
2302 Pine Hill Dr	0.54mi	3/2.0	1,538 (-2%)	13mo	$67,500	$44	61
2503 N Sheraton Dr	0.53mi	3/2.5	1,524 (-3%)	12mo	$116,500	$76	59
2302 W 40th Ave	0.43mi	3/2.0	1,701 (+9%)	10mo	$149,900	$88	57
2306 W 38th Ave	0.45mi	3/1.5	1,454 (-7%)	14mo	$149,900	$103	53
24 Mockingbird Ln	0.39mi	3/2.0	1,788 (+14%)	9mo	$179,000	$100	50
2501 W 48th Ave	0.62mi	3/2.0	1,780 (+14%)	1mo	$95,000	$53	48
2302 W 35th	0.52mi	3/1.5	1,780 (+14%)	6mo	$90,000	$51	46
2208 W 39th	0.49mi	2/2.0 (-1)	1,753 (+12%)	8mo	$110,000	$63	46
2304 W 47	0.65mi	3/2.0	1,380 (-12%)	11mo	$134,000	$97	40
2202 W 39th	0.52mi	3/2.5	1,787 (+14%)	12mo	$68,000	$38	40

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $6,340
• Equity at exit: $14,165

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $33,436
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $342

Break-even live

Break-even rent $741

Max offer price $95,000

Occupancy floor 66%

Sensitivity live

Price	-10% $395	-5% $369	+0% $342	+5% $315	+10% $288
Rent	-10% $249	-5% $295	+0% $342	+5% $388	+10% $434
Rate	-1.0pp $389	-0.5pp $366	base $342	+0.5pp $317	+1.0pp $292

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $95,000 Active 21 DOM
2. 2026-06-18
   days on market $95,000 Active 20 DOM
3. 2026-06-17
   days on market $95,000 Active 19 DOM
4. 2026-06-16
   days on market $95,000 Active 18 DOM
5. 2026-06-15
   days on market $95,000 Active 17 DOM
6. 2026-06-14
   days on market $95,000 Active 15 DOM
7. 2026-06-12
   days on market $95,000 Active 14 DOM
8. 2026-06-09
   days on market $95,000 Active 11 DOM
9. 2026-06-08
   days on market $95,000 Active 10 DOM
10. 2026-06-07
    statusdays on market $95,000 Active 9 DOM
11. 2026-06-05
    days on market $95,000 New Listing 6 DOM
12. 2026-06-03
    days on market $95,000 New Listing 5 DOM
13. 2026-06-02
    days on market $95,000 New Listing 4 DOM
14. 2026-06-01
    days on market $95,000 New Listing 3 DOM
15. 2026-05-31
    days on market $95,000 New Listing 2 DOM
16. 2026-05-28
    listed $95,000 New Listing
17. 2005-09-16
    soldstatus $86,000
18. 1982-12-15
    soldstatus $54,000

ⓘ 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: $575 · $48/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: +$33/yr (+$3/mo · 5.7%)

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $14,086
• − Mortgage interest: −$5,321
• − Property taxes: −$575
• − Insurance: −$475
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$2,764
• Taxable income: $2,697
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $3,452/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

+75.9% since first listed

3 events — show timeline

• 2026-05-28 Listed $95,000 CARMLS
• 2005-09-16 Sold (Public Records) $86,000 Public Records
• 1982-12-15 Sold (Public Records) $54,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $575 · -9.3% YoY. Source: county tax records.