3419 Georgia St · Pine Bluff, AR 71601

$30,000

2 bd · 2.0 ba · 1,024 sqft · SingleFamily public records · 58 Days on market

Built 1995 6,098 sqft lot $29/sqft · 47% below area Est $56k · 47% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

Great investment opportunity in Pine Bluff! This 2-bedroom, 2-bath home offers approximately 1,000 sqft of living space and strong potential for investors seeking an affordable addition to their rental portfolio or a value-add opportunity. (Agents View Remarks)

Key facts

• 6,098 sq ft lot
• Built 1995
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($814 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.4% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($29k) 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

• 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 58 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: 2.71% ✓
• Cap rate: 23.36%
• Cash-on-cash: 60.94%
• DSCR: 3.71
• GRM: 3.1

CMA / ARV

• ARV (median comp): $56,442
• List price: $30,000
• Delta: -46.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 W 35	0.32mi	2/1.0	1,008 (-2%)	11mo	$36,000	$36	70
14 Bonnie Park Dr	0.39mi	3/1.0 (+1)	975 (-5%)	3mo	$40,000	$41	62
3720 S Main St	0.25mi	2/2.0	1,087 (+6%)	23mo	$62,700	$58	59
13 E Bonnie Park Dr	0.42mi	3/1.0 (+1)	1,066 (+4%)	17mo	$72,000	$68	51
512 W 29th Ave	0.64mi	3/1.0 (+1)	1,084 (+6%)	3mo	$29,999	$28	49
7 Bonnie Park Dr	0.39mi	3/1.0 (+1)	1,152 (+12%)	7mo	$89,900	$78	46
305 W 26th Ave	0.73mi	3/1.0 (+1)	1,118 (+9%)	17mo	$42,000	$38	27

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: 59.8%
• Equity multiple: 3.66×
• Total profit: $22,325
• Equity at exit: $4,473

10-year hold

• IRR: 64.5%
• Equity multiple: 7.49×
• Total profit: $54,496
• 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: 3.1×

Monthly cashflow live

• Estimated rent: $814 high
• Mortgage (P&I): −$157
• Tax from tax record: −$47 /mo · $558/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $427

Break-even live

Break-even rent $274

Max offer price $30,000

Occupancy floor 43%

Sensitivity live

Price	-10% $444	-5% $435	+0% $427	+5% $418	+10% $410
Rent	-10% $362	-5% $394	+0% $427	+5% $459	+10% $491
Rate	-1.0pp $442	-0.5pp $434	base $427	+0.5pp $419	+1.0pp $411

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 W 33rd Ave Pine Bluff, AR	2.0	1.5	871	$760	$0.87	44d	1	0.34mi
4321 S Olive St Pine Bluff, AR	1.0	1.0	728	$785	$1.08	44d	1	0.62mi
4511 S Main St Pine Bluff, AR	1.0–2.0	1.0	775	$750	$0.97	44d	8	0.69mi
3008 S Elm St Pine Bluff, AR	2.0	1.0	802	$1,200	$1.50	44d	1	0.73mi
2404 S Walnut St Pine Bluff, AR	2.0	1.0	1100	$700	$0.64	44d	1	0.84mi
2810 S Poplar St Unit 8 Pine Bluff, AR	1.0	1.0	1040	$759	$0.73	44d	1	0.85mi
1901 W 40th Ave Pine Bluff, AR	2.0	1.0	854	$765	$0.90	44d	1	1.24mi
304 W Harding Ave Unit 3 Pine Bluff, AR	2.0	1.0	1180	$715	$0.61	44d	1	1.30mi
1907 W 28th Ave Pine Bluff, AR	3.0	1.5	947	$1,150	$1.21	44d	1	1.37mi
2100 W 40th Ave Pine Bluff, AR	1.0	1.0	711	$650	$0.91	44d	2	1.39mi
2001 W 28th Ave Pine Bluff, AR	2.0	1.0	729	$750	$1.03	44d	1	1.39mi

Listing history 20 events

1. 2026-06-19
   days on market $30,000 Active 58 DOM
2. 2026-06-18
   days on market $30,000 Active 57 DOM
3. 2026-06-17
   days on market $30,000 Active 56 DOM
4. 2026-06-16
   days on market $30,000 Active 55 DOM
5. 2026-06-15
   days on market $30,000 Active 54 DOM
6. 2026-06-14
   days on market $30,000 Active 52 DOM
7. 2026-06-12
   days on market $30,000 Active 51 DOM
8. 2026-06-09
   days on market $30,000 Active 48 DOM
9. 2026-06-08
   days on market $30,000 Active 47 DOM
10. 2026-06-07
    days on market $30,000 Active 46 DOM
11. 2026-06-05
    days on market $30,000 Active 43 DOM
12. 2026-06-03
    days on market $30,000 Active 42 DOM
13. 2026-06-02
    days on market $30,000 Active 41 DOM
14. 2026-06-01
    days on market $30,000 Active 40 DOM
15. 2026-05-31
    days on market $30,000 Active 39 DOM
16. 2026-05-30
    days on market $30,000 Active 38 DOM
17. 2026-04-22
    listed $30,000 New Listing 261-char remark

    Show marketing remark (261 chars)

    Great investment opportunity in Pine Bluff! This 2-bedroom, 2-bath home offers approximately 1,000 sqft of living space and strong potential for investors seeking an affordable addition to their rental portfolio or a value-add opportunity. (Agents View Remarks)

18. 2023-12-11
    historical
19. 2023-12-09
    price $46,000
20. 2023-12-08
    listed $79,000 New Listing

ⓘ 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: $558 · $47/mo
• Projected year-2 tax: $558 · $47/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 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: $9,765
• − Mortgage interest: −$1,680
• − Property taxes: −$558
• − Insurance: −$150
• − Repairs & maintenance: −$781
• − Management: −$781
• − Depreciation: −$873
• Taxable income: $4,942
• Est. tax owed @ 24.0%: −$1,186
• After-tax cash flow: $3,933/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

-62.0% since first listed

4 events — show timeline

• 2026-04-22 Listed $30,000 CARMLS
• 2023-12-11 Listing Removed — CARMLS
• 2023-12-09 Price Changed $46,000 CARMLS
• 2023-12-08 Listed $79,000 CARMLS

Property tax history

+3.7%/yr

Latest (2024): $558 · +31.7% YoY. Source: county tax records.