910 And 912 W 13th Ave · Pine Bluff, AR 71601

$93,000

4 bd · 2.0 ba · 2,396 sqft · MultiFamily public records · 9 Days on market

Built 1936 9,147 sqft lot

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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
• 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

Multi-family units

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

Listing remarks

Investor opportunity in the heart of Pine Bluff! This duplex offers two 1-bedroom units with strong rental potential and room for value-add improvements. Located in an established residential area, the property is minutes from schools, downtown amenities, and major road access. Each unit provides functional layouts ideal for steady cash flow or long-term hold. Property is being sold as-is. Buyer to verify all square footage, zoning, and financials. Don’t miss this opportunity to add a cash-flowing asset to your portfolio.

Key facts

• 9,147 sq ft lot
• Built 1936
• Listed 8 days

Property features AI

Finance

• Other: Lot size approximately 0.21 acre (9,240 sq ft)
• Financial info: Tenant pays all utilities

Exterior

• Parking: Parking pads
• Utilities: Municipal electric; Public water; Public sewer
• Home design: Multifamily property with 2 units; R-2 zoning
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Brick and frame exterior; Paved road access; Level lot in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove
• Bedrooms: Two 2-bedroom units
• Flooring: Wood
• Bathrooms: Two 1-bath units
• Heating & cooling: Central heating; Central cooling
• Interior features: Wood floors; Free-standing stove

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $93k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive. Per door: $296/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Cap rate 13.9% 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; 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 $643 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 $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $38k; list at $93k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $93,000

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 1936 — 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: 1.59% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.30%
• DSCR: 2.21
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $43,128
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1611-1613 S Laurel St	0.30mi	4/—	2,584 (+8%)	14mo	$19,500	$8	61
1930 S Olive St	0.54mi	3/2.0 (-1)	2,044 (-15%)	16mo	$36,000	$18	32

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: 21.3%
• Equity multiple: 1.87×
• Total profit: $22,638
• Equity at exit: $13,867

10-year hold

• IRR: 29.4%
• Equity multiple: 3.62×
• Total profit: $68,218
• Equity at exit: $8,041

Cash invested: $26,040 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,480 high
• Mortgage (P&I): −$488
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $592

Break-even live

Break-even rent $730

Max offer price $93,000

Occupancy floor 55%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,480
Total (2 units)			$1,480

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $93,000 Active 9 DOM
2. 2026-06-18
   days on market $93,000 Active 8 DOM
3. 2026-06-17
   statusdays on market $93,000 Active 7 DOM
4. 2026-06-16
   days on market $93,000 New Listing 6 DOM
5. 2026-06-15
   days on market $93,000 New Listing 5 DOM
6. 2026-06-14
   days on market $93,000 New Listing 3 DOM
7. 2026-06-12
   remarks 527-char remark
8. 2026-06-12
   listed $93,000 New Listing 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: $605 · $50/mo
• Projected year-2 tax: $605 · $50/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 19% 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: $17,760
• − Mortgage interest: −$5,209
• − Property taxes: −$605
• − Insurance: −$465
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$2,705
• Taxable income: $5,934
• Est. tax owed @ 24.0%: −$1,424
• After-tax cash flow: $5,684/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

+69.1% since first listed

6 events — show timeline

• 2026-06-10 Listed $93,000 CARMLS
• 2025-08-12 Listing Removed — CARMLS
• 2025-06-03 Price Changed $95,000 CARMLS
• 2025-03-11 Listed $105,000 CARMLS
• 2021-05-12 Sold (Public Records) $38,000 Public Records
• 2000-02-02 Sold (Public Records) $55,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $605 · +8.3% YoY. Source: county tax records.