6204 Dollarway · Pine Bluff, AR 71602

$139,999

3 bd · 2.0 ba · 1,858 sqft · SingleFamily public records · 249 Days on market

Built 1966 $75/sqft · 12% below area Est $159k · 12% under

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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 +19.7/30.0
• ARV discount +13.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.3/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready in White Hall School District! Recently painted and featuring beautiful wood floors, this home offers plenty of space and comfort. Enjoy two large living areas, a primary suite, and an easy, functional layout that’s perfect for everyday living. Don’t miss your chance to make this your new home — contact us today for details, to schedule a showing, or to connect with our preferred lender to explore financing options. Note: Fireplace is non-working.

Key facts

• Primary suite
• Detached
• Built 1966

Tags

• WHITE HALL SCHOOL DISTRICT
• BEAUTIFUL WOOD FLOORS
• TWO LARGE LIVING AREAS
• PRIMARY SUITE
• EASY FUNCTIONAL LAYOUT
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (6.5% below list).
• Recommended offer: $123k (12.0% 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: crime F, amenities F, commute F.
• White Hall School District (rural): math 36% / reading 38% proficiency, ranked #86 of 238 in AR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Taylor Elementary School (math 37% / reading 47%, grade F, #173 of 454 statewide, top 43%, 387 students, 62% FRL); White Hall Junior High School (math 40% / reading 39%, grade F, #92 of 201 statewide, top 50%, 703 students, 54% FRL); White Hall High School (math 23% / reading 34%, grade F, #157 of 292 statewide, top 54%, 969 students, 53% FRL) — zoned schools average 56% FRL vs 36% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 93 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 $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 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 1966 — 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: 0.93% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 8.9

CMA / ARV

• ARV (median comp): $159,294
• List price: $139,999
• Delta: -12.11%
• 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
6802 White Oak Cv	0.44mi	4/2.0 (+1)	1,828 (-2%)	11mo	$186,000	$102	63
6905 White Oak Cv	0.55mi	4/2.0 (+1)	1,934 (+4%)	0mo	$150,000	$78	62
214 Sidney St	0.34mi	3/2.5	1,970 (+6%)	14mo	$155,000	$79	60
300 Center St	0.63mi	3/2.0	1,592 (-14%)	5mo	$189,900	$119	43
6907 White Oak Cv	0.56mi	3/2.0	1,707 (-8%)	21mo	$130,000	$76	43
6601 Brown Rd	0.71mi	3/2.0	1,754 (-6%)	18mo	$200,000	$114	42
6916 Oxford Dr	0.60mi	3/2.5	1,607 (-14%)	21mo	$157,000	$98	30

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-12,270
• Equity at exit: $20,874

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $2,617
• Equity at exit: $12,105

Cash invested: $39,200 (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 71602

• Home prices YoY: -7.8%
• Active inventory: 93
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $164

Break-even live

Break-even rent $1,101

Max offer price $139,999

Occupancy floor 82%

Sensitivity live

Price	-10% $243	-5% $204	+0% $164	+5% $125	+10% $85
Rent	-10% $61	-5% $112	+0% $164	+5% $216	+10% $268
Rate	-1.0pp $235	-0.5pp $200	base $164	+0.5pp $128	+1.0pp $91

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $139,999 Active 249 DOM
2. 2026-06-19
   days on market $139,999 Active 247 DOM
3. 2026-06-18
   days on market $139,999 Active 246 DOM
4. 2026-06-17
   days on market $139,999 Active 245 DOM
5. 2026-06-16
   days on market $139,999 Active 244 DOM
6. 2026-06-15
   days on market $139,999 Active 243 DOM
7. 2026-06-14
   days on market $139,999 Active 241 DOM
8. 2026-06-12
   days on market $139,999 Active 240 DOM
9. 2026-06-09
   days on market $139,999 Active 237 DOM
10. 2026-06-08
    days on market $139,999 Active 236 DOM
11. 2026-06-07
    days on market $139,999 Active 235 DOM
12. 2026-06-05
    days on market $139,999 Active 232 DOM
13. 2026-06-03
    days on market $139,999 Active 231 DOM
14. 2026-06-02
    days on market $139,999 Active 230 DOM
15. 2026-06-01
    days on market $139,999 Active 229 DOM
16. 2026-05-31
    days on market $139,999 Active 228 DOM
17. 2026-05-30
    days on market $139,999 Active 227 DOM
18. 2026-05-09
    price $139,999 484-char remark

    Show marketing remark (484 chars)

    Move-In Ready in White Hall School District! Recently painted and featuring beautiful wood floors, this home offers plenty of space and comfort. Enjoy two large living areas, a primary suite, and an easy, functional layout that’s perfect for everyday living. Don’t miss your chance to make this your new home — contact us today for details, to schedule a showing, or to connect with our preferred lender to explore financing options. Note: Fireplace is non-working.

19. 2026-02-19
    price $144,000 484-char remark

    Show marketing remark (484 chars)

    Move-In Ready in White Hall School District! Recently painted and featuring beautiful wood floors, this home offers plenty of space and comfort. Enjoy two large living areas, a primary suite, and an easy, functional layout that’s perfect for everyday living. Don’t miss your chance to make this your new home — contact us today for details, to schedule a showing, or to connect with our preferred lender to explore financing options. Note: Fireplace is non-working.

20. 2026-02-18
    status Price Change 484-char remark

    Show marketing remark (484 chars)

    Move-In Ready in White Hall School District! Recently painted and featuring beautiful wood floors, this home offers plenty of space and comfort. Enjoy two large living areas, a primary suite, and an easy, functional layout that’s perfect for everyday living. Don’t miss your chance to make this your new home — contact us today for details, to schedule a showing, or to connect with our preferred lender to explore financing options. Note: Fireplace is non-working.

21. 2026-02-11
    status Under Contract 484-char remark

    Show marketing remark (484 chars)

    Move-In Ready in White Hall School District! Recently painted and featuring beautiful wood floors, this home offers plenty of space and comfort. Enjoy two large living areas, a primary suite, and an easy, functional layout that’s perfect for everyday living. Don’t miss your chance to make this your new home — contact us today for details, to schedule a showing, or to connect with our preferred lender to explore financing options. Note: Fireplace is non-working.

22. 2025-11-08
    price $149,500 484-char remark

    Show marketing remark (484 chars)

    Move-In Ready in White Hall School District! Recently painted and featuring beautiful wood floors, this home offers plenty of space and comfort. Enjoy two large living areas, a primary suite, and an easy, functional layout that’s perfect for everyday living. Don’t miss your chance to make this your new home — contact us today for details, to schedule a showing, or to connect with our preferred lender to explore financing options. Note: Fireplace is non-working.

23. 2025-10-08
    listed $155,000 New Listing 484-char remark

    Show marketing remark (484 chars)

    Move-In Ready in White Hall School District! Recently painted and featuring beautiful wood floors, this home offers plenty of space and comfort. Enjoy two large living areas, a primary suite, and an easy, functional layout that’s perfect for everyday living. Don’t miss your chance to make this your new home — contact us today for details, to schedule a showing, or to connect with our preferred lender to explore financing options. Note: Fireplace is non-working.

24. 2025-09-01
    historical
25. 2025-01-23
    price $125,000
26. 2025-01-23
    status Price Change
27. 2025-01-01
    historical
28. 2024-10-13
    price $124,900
29. 2024-10-13
    status Back on Market
30. 2024-06-12
    status Under Contract
31. 2024-05-20
    price $127,500
32. 2024-04-24
    listed $129,500 New Listing
33. 2021-04-01
    historical
34. 2020-09-10
    listed $80,000 New Listing
35. 2015-09-01
    historical
36. 2015-06-03
    listed $79,500 Active

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $929 · $77/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $15,708
• − Mortgage interest: −$7,842
• − Property taxes: −$929
• − Insurance: −$700
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$4,073
• Taxable loss: −$349
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $2,054/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: White Hall School District
• NCES district ID: 0514140
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $51,633
• Composite: 32.16/100
• National rank: #5788
• State rank: #86 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): 15,922

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -18.84%
• Current HPI: 223.9305
• 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

+76.1% since first listed

19 events — show timeline

• 2026-05-09 Price Changed $139,999 CARMLS
• 2026-02-19 Price Changed $144,000 CARMLS
• 2026-02-18 Relisted — CARMLS
• 2026-02-11 Pending — CARMLS
• 2025-11-08 Price Changed $149,500 CARMLS
• 2025-10-08 Listed $155,000 CARMLS
• 2025-09-01 Listing Removed — CARMLS
• 2025-01-23 Price Changed $125,000 CARMLS
• 2025-01-23 Relisted — CARMLS
• 2025-01-01 Listing Removed — CARMLS
• 2024-10-13 Price Changed $124,900 CARMLS
• 2024-10-13 Relisted — CARMLS
• 2024-06-12 Pending — CARMLS
• 2024-05-20 Price Changed $127,500 CARMLS
• 2024-04-24 Listed $129,500 CARMLS
• 2021-04-01 Listing Removed — CARMLS
• 2020-09-10 Listed $80,000 CARMLS
• 2015-09-01 Listing Removed — CARMLS
• 2015-06-03 Listed $79,500 CARMLS

Property tax history

+1.5%/yr

Latest (2025): $929 · +8.4% YoY. Source: county tax records.