1608 S Oak St · Pine Bluff, AR 71603

$85,000

4 bd · 1.5 ba · 2,080 sqft · SingleFamily public records · 161 Days on market

Built 1924 9,147 sqft lot $41/sqft · 65% above area

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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

this charming home has 4 bedrooms and 2 baths, 2 living areas, lots of built-ins, 9' ceilings. This home has a brand new ch/a, roof is approximately 5 years old, some windows have been replaced. Wait till you see the attic space!!! Attic is not heated and cooled, but just waiting for your updates. Hardwood floors in this home. Backyard is fenced. Taxes are before HC. Call today to see this home.

Key facts

• Replaced windows
• Attic space
• Backyard fenced

Tags

• BUILT-INS
• REPLACED WINDOWS
• ATTIC SPACE
• HARDWOOD FLOORS
• BACKYARD FENCED
• DETACHED

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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: 212 active listings in the ZIP; 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 $588 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $70k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1924 — 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: 1.52% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.96%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $51,452
• List price: $85,000
• Delta: 65.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1840 S Oak St	0.22mi	3/2.0 (-1)	2,110 (+1%)	3mo	$100,000	$47	78
906 W 15th Ave	0.10mi	3/2.0 (-1)	1,963 (-6%)	12mo	$22,500	$11	69
315 W 15th Ave	0.29mi	3/2.0 (-1)	1,856 (-11%)	0mo	$3,500	$2	61
511 W 20th Ave	0.33mi	4/2.0	1,829 (-12%)	10mo	$22,000	$12	54
1610 S Olive St	0.18mi	3/1.5 (-1)	2,354 (+13%)	13mo	$162,500	$69	53
1215 Beech	0.25mi	3/3.0 (-1)	2,304 (+11%)	9mo	$105,500	$46	52
402 W 15th Ave	0.25mi	3/2.0 (-1)	1,778 (-14%)	10mo	$97,500	$55	49
1620 W 23rd Ave	0.72mi	5/2.0 (+1)	2,256 (+8%)	9mo	$139,000	$62	38
1612 W 15th Ave	0.47mi	3/2.0 (-1)	1,772 (-15%)	23mo	$14,000	$8	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: 14.7%
• Equity multiple: 1.59×
• Total profit: $13,990
• Equity at exit: $12,674

10-year hold

• IRR: 23.4%
• Equity multiple: 3.02×
• Total profit: $47,986
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $436

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 61%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $85,000 Active 161 DOM
2. 2026-06-18
   days on market $85,000 Active 160 DOM
3. 2026-06-17
   days on market $85,000 Active 159 DOM
4. 2026-06-16
   days on market $85,000 Active 158 DOM
5. 2026-06-15
   days on market $85,000 Active 157 DOM
6. 2026-06-14
   days on market $85,000 Active 155 DOM
7. 2026-06-12
   days on market $85,000 Active 154 DOM
8. 2026-06-09
   days on market $85,000 Active 151 DOM
9. 2026-06-08
   days on market $85,000 Active 150 DOM
10. 2026-06-07
    days on market $85,000 Active 149 DOM
11. 2026-06-05
    days on market $85,000 Active 146 DOM
12. 2026-06-03
    days on market $85,000 Active 145 DOM
13. 2026-06-02
    days on market $85,000 Active 144 DOM
14. 2026-06-01
    days on market $85,000 Active 143 DOM
15. 2026-05-31
    days on market $85,000 Active 142 DOM
16. 2026-05-30
    days on market $85,000 Active 141 DOM
17. 2026-01-08
    listed $85,000 New Listing 399-char remark

    Show marketing remark (399 chars)

    this charming home has 4 bedrooms and 2 baths, 2 living areas, lots of built-ins, 9' ceilings. This home has a brand new ch/a, roof is approximately 5 years old, some windows have been replaced. Wait till you see the attic space!!! Attic is not heated and cooled, but just waiting for your updates. Hardwood floors in this home. Backyard is fenced. Taxes are before HC. Call today to see this home.

18. 2026-01-01
    historical
19. 2025-07-11
    listed $85,000 New Listing
20. 2024-01-25
    historical
21. 2023-12-19
    price $90,000
22. 2023-07-24
    listed $95,000 New Listing
23. 2007-05-07
    soldstatus $70,000

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $15,540
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,473
• Taxable income: $4,119
• Est. tax owed @ 24.0%: −$989
• After-tax cash flow: $4,239/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

+21.4% since first listed

7 events — show timeline

• 2026-01-08 Listed $85,000 CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-07-11 Listed $85,000 CARMLS
• 2024-01-25 Listing Removed — CARMLS
• 2023-12-19 Price Changed $90,000 CARMLS
• 2023-07-24 Listed $95,000 CARMLS
• 2007-05-07 Sold (Public Records) $70,000 Public Records

Property tax history

-29.4%/yr

Latest (2025): $1 · +0.0% YoY. Source: county tax records.