1107 S Cypress St · Pine Bluff, AR 71603

$95,000

4 bd · 2.0 ba · 1,755 sqft · Townhouse public records · 32 Days on market

Built 1986 9,147 sqft lot

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Why this score? — see what drove the C+ 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 +29.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

"Introducing a fantastic investment opportunity! This well-maintained 2-bedroom, 1-bath duplex with a durable metal roof and central heating and air is the gem you've been searching for. Boasting a sturdy metal roof and modern central heating and air, this duplex offers low maintenance and energy-efficient living for both tenants and owners. Inside, each unit features two spacious bedrooms, providing ample space for tenants or owners alike. The bathroom is well-appointed and centrally located for convenience. The kitchen is equipped with all the essentials, making meal prep a breeze. With its durable construction and modern amenities, this duplex promises a comfortable and hassle-free living experience for tenants. Whether you're an experienced investor or just starting out, don't miss this opportunity to add a solid income-generating property to your portfolio. Schedule a showing today and discover the potential of this charming duplex!"

Key facts

• Durable metal roof
• Central heat and air
• Convenient layout

Tags

• INCOME PRODUCING DUPLEX
• STRONG RENTAL HISTORY
• CENTRAL HEAT AND AIR
• WASHER AND DRYER CONNECTIONS
• DURABLE METAL ROOF
• CONVENIENT LAYOUT

Property features AI

Exterior

• Parking: Carport with space for 1 car
• Utilities: Public sewer; Public water; Electric service (municipal + Entergy)
• Home design: Single‑family property
• Construction: Metal roof; Slab foundation
• Exterior features: Brick exterior; Level lot; Paved road access

Interior

• Kitchen: Free‑standing stove; Refrigerator stays
• Flooring: Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Vinyl and tile floors; Formal living room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $95k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (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; 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 $657 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.
• Current owner paid $60k; list at $95k implies a 57% gain — meaningful room to come down on a strong offer.

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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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: 1.23% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.76%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $6,828
• Equity at exit: $14,165

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $34,471
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $349

Break-even live

Break-even rent $729

Max offer price $95,000

Occupancy floor 65%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 S Beech St Pine Bluff, AR	3.0	2.0	1346	$850	$0.63	43d	1	1.02mi

Listing history 29 events

1. 2026-06-19
   days on market $95,000 Active 32 DOM
2. 2026-06-18
   days on market $95,000 Active 31 DOM
3. 2026-06-17
   days on market $95,000 Active 30 DOM
4. 2026-06-16
   days on market $95,000 Active 29 DOM
5. 2026-06-15
   days on market $95,000 Active 28 DOM
6. 2026-06-14
   days on market $95,000 Active 26 DOM
7. 2026-06-12
   days on market $95,000 Active 25 DOM
8. 2026-06-09
   days on market $95,000 Active 22 DOM
9. 2026-06-08
   days on market $95,000 Active 21 DOM
10. 2026-06-07
    days on market $95,000 Active 20 DOM
11. 2026-06-05
    days on market $95,000 Active 17 DOM
12. 2026-06-03
    days on market $95,000 Active 16 DOM
13. 2026-06-02
    days on market $95,000 Active 15 DOM
14. 2026-06-01
    days on market $95,000 Active 14 DOM
15. 2026-05-31
    days on market $95,000 Active 13 DOM
16. 2026-05-30
    days on market $95,000 Active 12 DOM
17. 2026-05-18
    listed $95,000 New Listing
18. 2024-08-01
    soldstatus $60,500 Sold 962-char remark

    Show marketing remark (962 chars)

    "Introducing a fantastic investment opportunity! This well-maintained 2-bedroom, 1-bath duplex with a durable metal roof and central heating and air is the gem you've been searching for. Boasting a sturdy metal roof and modern central heating and air, this duplex offers low maintenance and energy-efficient living for both tenants and owners. Inside, each unit features two spacious bedrooms, providing ample space for tenants or owners alike. The bathroom is well-appointed and centrally located for convenience. The kitchen is equipped with all the essentials, making meal prep a breeze. With its durable construction and modern amenities, this duplex promises a comfortable and hassle-free living experience for tenants. Whether you're an experienced investor or just starting out, don't miss this opportunity to add a solid income-generating property to your portfolio. Schedule a showing today and discover the potential of this charming duplex!"

19. 2024-08-01
    soldstatus $303,000

    Show marketing remark (962 chars)

    "Introducing a fantastic investment opportunity! This well-maintained 2-bedroom, 1-bath duplex with a durable metal roof and central heating and air is the gem you've been searching for. Boasting a sturdy metal roof and modern central heating and air, this duplex offers low maintenance and energy-efficient living for both tenants and owners. Inside, each unit features two spacious bedrooms, providing ample space for tenants or owners alike. The bathroom is well-appointed and centrally located for convenience. The kitchen is equipped with all the essentials, making meal prep a breeze. With its durable construction and modern amenities, this duplex promises a comfortable and hassle-free living experience for tenants. Whether you're an experienced investor or just starting out, don't miss this opportunity to add a solid income-generating property to your portfolio. Schedule a showing today and discover the potential of this charming duplex!"

20. 2024-06-08
    historical $650
21. 2024-05-26
    status Under Contract 962-char remark

    Show marketing remark (962 chars)

    "Introducing a fantastic investment opportunity! This well-maintained 2-bedroom, 1-bath duplex with a durable metal roof and central heating and air is the gem you've been searching for. Boasting a sturdy metal roof and modern central heating and air, this duplex offers low maintenance and energy-efficient living for both tenants and owners. Inside, each unit features two spacious bedrooms, providing ample space for tenants or owners alike. The bathroom is well-appointed and centrally located for convenience. The kitchen is equipped with all the essentials, making meal prep a breeze. With its durable construction and modern amenities, this duplex promises a comfortable and hassle-free living experience for tenants. Whether you're an experienced investor or just starting out, don't miss this opportunity to add a solid income-generating property to your portfolio. Schedule a showing today and discover the potential of this charming duplex!"

22. 2024-05-15
    listed $650
23. 2024-05-10
    listed $84,500 New Listing 962-char remark

    Show marketing remark (962 chars)

    "Introducing a fantastic investment opportunity! This well-maintained 2-bedroom, 1-bath duplex with a durable metal roof and central heating and air is the gem you've been searching for. Boasting a sturdy metal roof and modern central heating and air, this duplex offers low maintenance and energy-efficient living for both tenants and owners. Inside, each unit features two spacious bedrooms, providing ample space for tenants or owners alike. The bathroom is well-appointed and centrally located for convenience. The kitchen is equipped with all the essentials, making meal prep a breeze. With its durable construction and modern amenities, this duplex promises a comfortable and hassle-free living experience for tenants. Whether you're an experienced investor or just starting out, don't miss this opportunity to add a solid income-generating property to your portfolio. Schedule a showing today and discover the potential of this charming duplex!"

24. 2017-09-29
    soldstatus $40,000
25. 2017-09-26
    historical 110-char remark

    Show marketing remark (110 chars)

    Nice investment property that's tenant occupied-- Ready for a new owner!! Metal roof installed 3 1/2 years ago

26. 2017-09-26
    soldstatus $40,000 Sold 110-char remark

    Show marketing remark (110 chars)

    Nice investment property that's tenant occupied-- Ready for a new owner!! Metal roof installed 3 1/2 years ago

27. 2017-07-28
    status Under Contract 110-char remark

    Show marketing remark (110 chars)

    Nice investment property that's tenant occupied-- Ready for a new owner!! Metal roof installed 3 1/2 years ago

28. 2017-07-20
    listed $45,000 New Listing 110-char remark

    Show marketing remark (110 chars)

    Nice investment property that's tenant occupied-- Ready for a new owner!! Metal roof installed 3 1/2 years ago

29. 1983-12-28
    soldstatus $21,000

ⓘ 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: $454 · $38/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: +$154/yr (+$13/mo · 33.9%)

ⓘ 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 20% 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: $14,051
• − Mortgage interest: −$5,321
• − Property taxes: −$454
• − Insurance: −$475
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$2,764
• Taxable income: $2,789
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $3,524/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

+352.4% since first listed

13 events — show timeline

• 2026-05-18 Listed $95,000 CARMLS
• 2024-08-01 Sold (Public Records) $303,000 Public Records
• 2024-08-01 Sold (MLS) $60,500 CARMLS
• 2024-06-08 Rental Removed $650 APPFOLIO
• 2024-05-26 Pending — CARMLS
• 2024-05-15 Listed for Rent $650 APPFOLIO
• 2024-05-10 Listed $84,500 CARMLS
• 2017-09-29 Sold (Public Records) $40,000 Public Records
• 2017-09-26 Listing Removed — CARMLS
• 2017-09-26 Sold (MLS) $40,000 CARMLS
• 2017-07-28 Pending — CARMLS
• 2017-07-20 Listed $45,000 CARMLS
• 1983-12-28 Sold (Public Records) $21,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $454 · +63.2% YoY. Source: county tax records.