2919 Locust · Pine Bluff, AR 71603

$64,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 38 Days on market

Built 1953 $89/sqft · 102% above area

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Why this score? — see what drove the D+ 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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• 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 MLS

Tired of paying rent?? This home is for you. Seller is willing to owner finace. Fully updated. Very affordable. New roof, new updated kitchen, new kitchen cabinets, new countertops, deep farmhouse sink, new paint, newly stained floors, tiled shower, new porch. Windows, siding, and a/c unit less than 5 years old. Come see today!

Key facts

• Remodeled
• Stylish countertops
• Modern cabinetry

Tags

• REMODELED
• UPDATED FLOORING
• UPGRADED KITCHEN
• STYLISH COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• MODERN CABINETRY

Property features AI

Finance

• Financial info: Financing available: VA, FHA, conventional, or cash

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Frame exterior; Architectural shingle roof
• Construction: Frame construction; Architectural shingle roof; Foundation: Other (see remarks)
• Exterior features: Level lot; Paved road access; Lot inside city limits; Lot approximately 50 x 100

Interior

• Kitchen: Free-standing stove
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Wood floors; Insulated windows; Den/Family Room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($679 rent vs $64k).
• Recommended offer: $62k (3.0% 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; 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).
• This rent is only 15% of the median local income ($53k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $442 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $62,080 (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 1953 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.06% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.28%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $31,705
• List price: $64,000
• Delta: 101.86%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1405 W 31st	0.07mi	2/1.0	720 (0%)	19mo	$48,000	$67	81
1807 W 27th Ave	0.32mi	2/1.0	811 (+13%)	4mo	$24,000	$30	60
1603 W 29th	0.12mi	2/1.0	811 (+13%)	23mo	$28,000	$35	54
3008 S Elm St	0.32mi	2/1.0	802 (+11%)	14mo	$45,000	$56	54
2405 S Linden St	0.43mi	1/1.0 (-1)	728 (+1%)	24mo	$33,000	$45	54
2002 S Maple St	0.72mi	2/1.0	624 (-13%)	5mo	$20,000	$32	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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-4,383
• Equity at exit: $9,543

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $3,922
• Equity at exit: $5,534

Cash invested: $17,920 (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: 7.9×

Monthly cashflow live

• Estimated rent: $679 high
• Mortgage (P&I): −$336
• Tax est. 1.5%: −$80 /mo · $960/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$143
• Net cashflow: $94

Break-even live

Break-even rent $560

Max offer price $64,000

Occupancy floor 81%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 W 28th Ave Pine Bluff, AR	2.0	1.0	729	$750	$1.03	43d	1	0.36mi
818 W 28th Ave Unit B22 Pine Bluff, AR	2.0	2.0	520	$600	$1.15	43d	1	0.39mi
2120 W 30th Ave Unit 5 Pine Bluff, AR	1.0	1.0	500	$600	$1.20	43d	1	0.42mi
2600 S Beech St Unit O Pine Bluff, AR	1.0	1.0	500	$500	$1.00	43d	1	0.52mi
2600 S Beech St Pine Bluff, AR	1.0	1.0	650	$495	$0.76	43d	1	0.52mi
2600 W 30th Ave Unit 2 Pine Bluff, AR	1.0	1.0	570	$650	$1.14	43d	1	0.71mi
2100 W 40th Ave Pine Bluff, AR	1.0	1.0	711	$650	$0.91	43d	2	0.80mi
4321 S Olive St Pine Bluff, AR	1.0	1.0	728	$785	$1.08	43d	1	1.09mi
4511 S Main St Pine Bluff, AR	1.0–2.0	1.0	775	$750	$0.97	43d	8	1.38mi
3720 Miramar Dr Unit 13 Pine Bluff, AR	1.0	1.0	550	$650	$1.18	43d	1	1.50mi

Listing history 25 events

1. 2026-06-19
   days on market $64,000 Active 38 DOM
2. 2026-06-18
   days on market $64,000 Active 37 DOM
3. 2026-06-17
   days on market $64,000 Active 36 DOM
4. 2026-06-16
   days on market $64,000 Active 35 DOM
5. 2026-06-15
   days on market $64,000 Active 34 DOM
6. 2026-06-14
   days on market $64,000 Active 32 DOM
7. 2026-06-12
   days on market $64,000 Active 31 DOM
8. 2026-06-09
   days on market $64,000 Active 28 DOM
9. 2026-06-08
   days on market $64,000 Active 27 DOM
10. 2026-06-07
    days on market $64,000 Active 26 DOM
11. 2026-06-05
    days on market $64,000 Active 23 DOM
12. 2026-06-03
    days on market $64,000 Active 22 DOM
13. 2026-06-02
    days on market $64,000 Active 21 DOM
14. 2026-06-01
    days on market $64,000 Active 20 DOM
15. 2026-05-31
    days on market $64,000 Active 19 DOM
16. 2026-05-30
    days on market $64,000 Active 18 DOM
17. 2026-05-07
    listed $64,000 New Listing 692-char remark
18. 2023-09-11
    status Under Contract 329-char remark

    Show marketing remark (329 chars)

    Tired of paying rent?? This home is for you. Seller is willing to owner finace. Fully updated. Very affordable. New roof, new updated kitchen, new kitchen cabinets, new countertops, deep farmhouse sink, new paint, newly stained floors, tiled shower, new porch. Windows, siding, and a/c unit less than 5 years old. Come see today!

19. 2023-08-11
    soldstatus $57,000 Sold 329-char remark

    Show marketing remark (329 chars)

    Tired of paying rent?? This home is for you. Seller is willing to owner finace. Fully updated. Very affordable. New roof, new updated kitchen, new kitchen cabinets, new countertops, deep farmhouse sink, new paint, newly stained floors, tiled shower, new porch. Windows, siding, and a/c unit less than 5 years old. Come see today!

20. 2023-08-11
    soldstatus $57,000

    Show marketing remark (329 chars)

    Tired of paying rent?? This home is for you. Seller is willing to owner finace. Fully updated. Very affordable. New roof, new updated kitchen, new kitchen cabinets, new countertops, deep farmhouse sink, new paint, newly stained floors, tiled shower, new porch. Windows, siding, and a/c unit less than 5 years old. Come see today!

21. 2023-07-11
    historical Take Backups 329-char remark

    Show marketing remark (329 chars)

    Tired of paying rent?? This home is for you. Seller is willing to owner finace. Fully updated. Very affordable. New roof, new updated kitchen, new kitchen cabinets, new countertops, deep farmhouse sink, new paint, newly stained floors, tiled shower, new porch. Windows, siding, and a/c unit less than 5 years old. Come see today!

22. 2023-05-25
    price $59,000 329-char remark

    Show marketing remark (329 chars)

    Tired of paying rent?? This home is for you. Seller is willing to owner finace. Fully updated. Very affordable. New roof, new updated kitchen, new kitchen cabinets, new countertops, deep farmhouse sink, new paint, newly stained floors, tiled shower, new porch. Windows, siding, and a/c unit less than 5 years old. Come see today!

23. 2023-05-14
    listed $65,000 New Listing 329-char remark

    Show marketing remark (329 chars)

    Tired of paying rent?? This home is for you. Seller is willing to owner finace. Fully updated. Very affordable. New roof, new updated kitchen, new kitchen cabinets, new countertops, deep farmhouse sink, new paint, newly stained floors, tiled shower, new porch. Windows, siding, and a/c unit less than 5 years old. Come see today!

24. 2022-10-28
    soldstatus $33,000
25. 1999-01-20
    soldstatus $13,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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 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: $8,144
• − Mortgage interest: −$3,585
• − Property taxes: −$960
• − Insurance: −$320
• − Repairs & maintenance: −$652
• − Management: −$652
• − Depreciation: −$1,862
• Taxable income: $114
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $1,099/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

+392.3% since first listed

9 events — show timeline

• 2026-05-07 Listed $64,000 CARMLS
• 2023-09-11 Pending — CARMLS
• 2023-08-11 Sold (Public Records) $57,000 Public Records
• 2023-08-11 Sold (MLS) $57,000 CARMLS
• 2023-07-11 Contingent — CARMLS
• 2023-05-25 Price Changed $59,000 CARMLS
• 2023-05-14 Listed $65,000 CARMLS
• 2022-10-28 Sold (Public Records) $33,000 Public Records
• 1999-01-20 Sold (Public Records) $13,000 Public Records

Property tax history

-36.8%/yr

Latest (2025): $1 · +0.0% YoY. Source: county tax records.