2102 Spruce · Pine Bluff, AR 71603

$9,950

3 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 43 Days on market

Built 1949 6,098 sqft lot $6/sqft · 64% below area ↓ 41% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Calling all investors- fixer upper centrally located in Pine Bluff. Call today to see it in person.

Key facts

• 6,098 sq ft lot
• Built 1949
• Listed 42 days

Property features AI

Finance

• Other: Approx. lot dimensions: 52 x 120; Approx. acreage: 0.14; Square footage source: tax records; Lot size source: tax records; Subdivision: LYNCH ADD; County: Jefferson; City: Pine Bluff; Annual taxes available

Exterior

• Parking: Parking pads
• Utilities: Public water; Public sewer
• Home design: Single-family property; Stucco exterior
• Construction: Slab foundation; Roof: other (see remarks)
• Exterior features: Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Kitchen equipment: other (see remarks)
• Flooring: Other flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric cooling; Central electric heating
• Interior features: Other interior finishes (see remarks); Level floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $10k).
• Recommended offer: $10k (3.0% below list) — sets the bar for market timing.
• Cap rate 80.0% 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 $68 of loan paydown is wiped out by about $298 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($10k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1949 — 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 $9,651 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 9.00% ✓
• Cap rate: 79.99%
• Cash-on-cash: 263.20%
• DSCR: 12.71
• GRM: 0.9

CMA / ARV

• ARV (median comp): $27,914
• List price: $9,950
• Delta: -64.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1704 S Cedar	0.34mi	3/2.0	1,586 (+0%)	7mo	$43,000	$27	74
1508 W 18th Ave	0.38mi	3/2.0	1,611 (+2%)	11mo	$15,000	$9	66
2104 W 21st Ave	0.02mi	4/2.0 (+1)	1,388 (-12%)	7mo	$50,000	$36	64
1504 W 18th Ave	0.39mi	3/2.0	1,530 (-3%)	10mo	$15,000	$10	63
1513 W 18th	0.40mi	3/2.0	1,580 (-0%)	21mo	$15,000	$9	60
2800 S Cherry St	0.74mi	3/1.5	1,546 (-2%)	3mo	$90,000	$58	57
1705 W 29th Ave	0.57mi	3/2.0	1,599 (+1%)	14mo	$36,500	$23	56
1612 W 15th Ave	0.48mi	3/2.0	1,772 (+12%)	23mo	$14,000	$8	34
1507 W 29th Ave	0.62mi	4/1.5 (+1)	1,423 (-10%)	17mo	$35,000	$25	33
1416 W 14th	0.61mi	2/1.0 (-1)	1,376 (-13%)	20mo	$22,000	$16	28
1100 S Spruce St	0.69mi	3/2.0	1,350 (-15%)	21mo	$18,500	$14	22

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: —
• Equity multiple: 14.40×
• Total profit: $37,337
• Equity at exit: $1,484

10-year hold

• IRR: —
• Equity multiple: 30.70×
• Total profit: $82,749
• Equity at exit: $860

Cash invested: $2,786 (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: 0.9×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $611

Break-even live

Break-even rent $122

Max offer price $9,950

Occupancy floor 27%

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: $2,488
• Closing costs: $298
• 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	43d	1	1.00mi
304 W Harding Ave Unit 3 Pine Bluff, AR	2.0	1.0	1180	$715	$0.61	43d	1	1.07mi

Listing history 18 events

1. 2026-06-19
   days on market $9,950 Active 43 DOM
2. 2026-06-18
   statusdays on market $9,950 Active 42 DOM
3. 2026-06-17
   days on market $9,950 Price Change 41 DOM
4. 2026-06-16
   days on market $9,950 Price Change 40 DOM
5. 2026-06-15
   days on market $9,950 Price Change 39 DOM
6. 2026-06-14
   days on market $9,950 Price Change 37 DOM
7. 2026-06-12
   pricestatusdays on market $9,950 Price Change 36 DOM
8. 2026-06-09
   days on market $19,900 Active 33 DOM
9. 2026-06-08
   days on market $19,900 Active 32 DOM
10. 2026-06-07
    days on market $19,900 Active 31 DOM
11. 2026-06-05
    days on market $19,900 Active 28 DOM
12. 2026-06-03
    days on market $19,900 Active 27 DOM
13. 2026-06-02
    days on market $19,900 Active 26 DOM
14. 2026-06-01
    days on market $19,900 Active 25 DOM
15. 2026-05-31
    days on market $19,900 Active 24 DOM
16. 2026-05-30
    days on market $19,900 Active 23 DOM
17. 2026-05-07
    listed $19,900 New Listing 99-char remark
18. 2004-02-24
    soldstatus $17,000

ⓘ 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: $477 · $40/mo
• Projected year-2 tax: $477 · $40/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 ≥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: $10,741
• − Mortgage interest: −$557
• − Property taxes: −$477
• − Insurance: −$50
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$289
• Taxable income: $7,649
• Est. tax owed @ 24.0%: −$1,836
• After-tax cash flow: $5,497/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

-41.5% since first listed

3 events — show timeline

• 2026-06-11 Price Changed $9,950 CARMLS
• 2026-05-07 Listed $19,900 CARMLS
• 2004-02-24 Sold (Public Records) $17,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $477 · +8.3% YoY. Source: county tax records.