3609 E Greenway Dr · Pine Bluff, AR 71601

$30,000

3 bd · 1.0 ba · 1,232 sqft · Manufactured public records · 60 Days on market

Built 1988 0.45 ac lot $24/sqft · at area comps Est $30k · at est.

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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 +1.0/10.0

Listing remarks MLS

Investor-friendly value-add opportunity! Updated interior 3-bedroom, 2-bath manufactured home with stainless steel appliances on 0.45 acres in a quiet rural location. Ideal for rental income, portfolio expansion, and first-time buyers seeking affordability; accepting cash, FHA and conventional financing offers (subject to loan guidline approval). Strong potential for appreciation and cash flow in a growing market.

Key facts

• Quiet rural location
• Growing market
• Updated interior

Tags

• UPDATED INTERIOR
• STAINLESS STEEL APPLIANCES
• QUIET RURAL LOCATION
• GROWING MARKET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($650 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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.
• Watson Chapel School District (urban): math 10% / reading 12% proficiency, ranked #228 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.17% ✓
• Cap rate: 18.54%
• Cash-on-cash: 43.74%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

• ARV (median comp): $30,000
• List price: $30,000
• Delta: —
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.7%
• Equity multiple: 2.74×
• Total profit: $14,649
• Equity at exit: $4,473

10-year hold

• IRR: 46.9%
• Equity multiple: 5.51×
• Total profit: $37,906
• Equity at exit: $2,594

Cash invested: $8,400 (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: 3.8×

Monthly cashflow live

• Estimated rent: $650 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$136
• Net cashflow: $306

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 48%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4324 Union Ave Pine Bluff, AR	2.0	1.0	702	$650	$0.93	44d	1	1.01mi

Listing history 19 events

1. 2026-06-19
   days on market $30,000 Active 60 DOM
2. 2026-06-18
   days on market $30,000 Active 59 DOM
3. 2026-06-17
   days on market $30,000 Active 58 DOM
4. 2026-06-16
   days on market $30,000 Active 57 DOM
5. 2026-06-15
   days on market $30,000 Active 56 DOM
6. 2026-06-14
   days on market $30,000 Active 54 DOM
7. 2026-06-12
   days on market $30,000 Active 53 DOM
8. 2026-06-09
   days on market $30,000 Active 50 DOM
9. 2026-06-08
   days on market $30,000 Active 49 DOM
10. 2026-06-07
    statusdays on market $30,000 Active 48 DOM
11. 2026-06-05
    pricedays on market $30,000 Price Change 45 DOM
12. 2026-06-03
    days on market $40,000 Price Change 44 DOM
13. 2026-06-02
    days on market $40,000 Price Change 43 DOM
14. 2026-06-01
    days on market $40,000 Price Change 42 DOM
15. 2026-05-31
    days on market $40,000 Price Change 41 DOM
16. 2026-05-30
    days on market $40,000 Price Change 40 DOM
17. 2026-05-01
    price $45,000 417-char remark

    Show marketing remark (417 chars)

    Investor-friendly value-add opportunity! Updated interior 3-bedroom, 2-bath manufactured home with stainless steel appliances on 0.45 acres in a quiet rural location. Ideal for rental income, portfolio expansion, and first-time buyers seeking affordability; accepting cash, FHA and conventional financing offers (subject to loan guidline approval). Strong potential for appreciation and cash flow in a growing market.

18. 2026-04-20
    listed $50,000 New Listing 417-char remark

    Show marketing remark (417 chars)

    Investor-friendly value-add opportunity! Updated interior 3-bedroom, 2-bath manufactured home with stainless steel appliances on 0.45 acres in a quiet rural location. Ideal for rental income, portfolio expansion, and first-time buyers seeking affordability; accepting cash, FHA and conventional financing offers (subject to loan guidline approval). Strong potential for appreciation and cash flow in a growing market.

19. 2010-08-13
    soldstatus $25,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $7,800
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$624
• − Management: −$624
• − Depreciation: −$873
• Taxable income: $3,399
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $2,858/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: Watson Chapel School District
• NCES district ID: 0513930
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 12% ▼ -10.00%
• Median HH income: $40,521
• Composite: 9.55/100
• National rank: #9845
• State rank: #228 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

+80.0% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $45,000 CARMLS
• 2026-04-20 Listed $50,000 CARMLS
• 2010-08-13 Sold (Public Records) $25,000 Public Records