None · Pine Bluff, AR 71603

$40,000

3 bd · 1.5 ba · 1,711 sqft · SingleFamily public records · 533 Days on market

Built 1956 9,147 sqft lot ↓ 47% since listing

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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

Listing remarks MLS

Nice house with a big back yard. Auction property AGENTS SEE REMARKS

Key facts

• 9,147 sq ft lot
• Parking
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.1% 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: 212 active listings in the ZIP; 2 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 $277 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 533 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $35k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 533 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 2.24% ✓
• Cap rate: 20.09%
• Cash-on-cash: 49.29%
• DSCR: 3.19
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $99,238
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1604 W 31st	0.15mi	3/2.0	1,728 (+1%)	4mo	$60,000	$35	86
1504 W 34th Ave	0.24mi	3/2.0	1,611 (-6%)	9mo	$65,000	$40	70
2302 W 35th	0.40mi	3/1.5	1,780 (+4%)	6mo	$90,000	$51	70
2206 W 36	0.36mi	3/2.0	1,870 (+9%)	1mo	$170,000	$91	65
1705 W 29th Ave	0.26mi	3/2.0	1,599 (-6%)	14mo	$36,500	$23	64
2302 W 40th Ave	0.66mi	3/2.0	1,701 (-1%)	10mo	$149,900	$88	58
2208 W 39th	0.53mi	2/2.0 (-1)	1,753 (+2%)	8mo	$110,000	$63	58
2800 S Cherry St	0.53mi	3/1.5	1,546 (-10%)	3mo	$90,000	$58	57
2202 W 39th	0.50mi	3/2.5	1,787 (+4%)	12mo	$68,000	$38	55
900 W 37th	0.66mi	2/2.0 (-1)	1,643 (-4%)	4mo	$50,000	$30	53
1403 Arrowhead	0.45mi	3/2.0	1,853 (+8%)	14mo	$174,500	$94	52
2306 W 38th Ave	0.50mi	3/1.5	1,454 (-15%)	14mo	$149,900	$103	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: 46.9%
• Equity multiple: 3.04×
• Total profit: $22,815
• Equity at exit: $5,964

10-year hold

• IRR: 52.6%
• Equity multiple: 6.14×
• Total profit: $57,578
• Equity at exit: $3,458

Cash invested: $11,200 (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: 3.7×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$20 /mo · $243/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $460

Break-even live

Break-even rent $312

Max offer price $40,000

Occupancy floor 44%

Sensitivity live

Price	-10% $483	-5% $471	+0% $460	+5% $449	+10% $437
Rent	-10% $389	-5% $425	+0% $460	+5% $495	+10% $531
Rate	-1.0pp $480	-0.5pp $470	base $460	+0.5pp $450	+1.0pp $439

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2404 S Walnut St Pine Bluff, AR	2.0	1.0	1100	$700	$0.64	44d	1	1.03mi
304 W Harding Ave Unit 3 Pine Bluff, AR	2.0	1.0	1180	$715	$0.61	44d	1	1.40mi

Listing history 29 events

1. 2026-06-19
   days on market $40,000 Active 533 DOM
2. 2026-06-18
   days on market $40,000 Active 532 DOM
3. 2026-06-17
   days on market $40,000 Active 531 DOM
4. 2026-06-16
   days on market $40,000 Active 530 DOM
5. 2026-06-15
   days on market $40,000 Active 529 DOM
6. 2026-06-14
   days on market $40,000 Active 527 DOM
7. 2026-06-12
   days on market $40,000 Active 526 DOM
8. 2026-06-09
   days on market $40,000 Active 523 DOM
9. 2026-06-08
   days on market $40,000 Active 522 DOM
10. 2026-06-07
    days on market $40,000 Active 521 DOM
11. 2026-06-05
    days on market $40,000 Active 518 DOM
12. 2026-06-03
    days on market $40,000 Active 517 DOM
13. 2026-06-02
    days on market $40,000 Active 516 DOM
14. 2026-06-01
    days on market $40,000 Active 515 DOM
15. 2026-05-31
    days on market $40,000 Active 514 DOM
16. 2026-05-30
    days on market $40,000 Active 513 DOM
17. 2026-05-01
    status Back on Market 68-char remark

    Show marketing remark (68 chars)

    Nice house with a big back yard. Auction property AGENTS SEE REMARKS

18. 2026-05-01
    historical 68-char remark

    Show marketing remark (68 chars)

    Nice house with a big back yard. Auction property AGENTS SEE REMARKS

19. 2026-01-28
    price $40,000 68-char remark

    Show marketing remark (68 chars)

    Nice house with a big back yard. Auction property AGENTS SEE REMARKS

20. 2025-11-18
    status Back on Market 68-char remark

    Show marketing remark (68 chars)

    Nice house with a big back yard. Auction property AGENTS SEE REMARKS

21. 2025-11-16
    historical 68-char remark

    Show marketing remark (68 chars)

    Nice house with a big back yard. Auction property AGENTS SEE REMARKS

22. 2025-11-05
    price $45,000 68-char remark

    Show marketing remark (68 chars)

    Nice house with a big back yard. Auction property AGENTS SEE REMARKS

23. 2025-07-16
    price $50,000 68-char remark

    Show marketing remark (68 chars)

    Nice house with a big back yard. Auction property AGENTS SEE REMARKS

24. 2025-06-04
    price $60,000 68-char remark

    Show marketing remark (68 chars)

    Nice house with a big back yard. Auction property AGENTS SEE REMARKS

25. 2025-04-09
    price $65,000 68-char remark

    Show marketing remark (68 chars)

    Nice house with a big back yard. Auction property AGENTS SEE REMARKS

26. 2025-03-04
    status Back on Market 68-char remark

    Show marketing remark (68 chars)

    Nice house with a big back yard. Auction property AGENTS SEE REMARKS

27. 2025-03-04
    historical 68-char remark

    Show marketing remark (68 chars)

    Nice house with a big back yard. Auction property AGENTS SEE REMARKS

28. 2025-01-30
    price $70,000 68-char remark

    Show marketing remark (68 chars)

    Nice house with a big back yard. Auction property AGENTS SEE REMARKS

29. 2024-12-30
    listed $75,000 New Listing 68-char remark

    Show marketing remark (68 chars)

    Nice house with a big back yard. Auction property AGENTS SEE REMARKS

ⓘ 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: $243 · $20/mo
• Projected year-2 tax: $256 · $21/mo
• Expected delta: +$13/yr (+$1/mo · 5.2%)

ⓘ 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 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: $10,736
• − Mortgage interest: −$2,241
• − Property taxes: −$243
• − Insurance: −$200
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$1,164
• Taxable income: $5,170
• Est. tax owed @ 24.0%: −$1,241
• After-tax cash flow: $4,280/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

-46.7% since first listed

13 events — show timeline

• 2026-05-01 Relisted — CARMLS
• 2026-05-01 Listing Removed — CARMLS
• 2026-01-28 Price Changed $40,000 CARMLS
• 2025-11-18 Relisted — CARMLS
• 2025-11-16 Listing Removed — CARMLS
• 2025-11-05 Price Changed $45,000 CARMLS
• 2025-07-16 Price Changed $50,000 CARMLS
• 2025-06-04 Price Changed $60,000 CARMLS
• 2025-04-09 Price Changed $65,000 CARMLS
• 2025-03-04 Relisted — CARMLS
• 2025-03-04 Listing Removed — CARMLS
• 2025-01-30 Price Changed $70,000 CARMLS
• 2024-12-30 Listed $75,000 CARMLS

Property tax history

-3.6%/yr

Latest (2025): $243 · -29.1% YoY. Source: county tax records.