919 S Nebraska · Pine Bluff, AR 71601

$63,500

2 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 193 Days on market

Built 1924 $48/sqft · 14% below area Est $74k · 14% 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 +28.7/30.0
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• 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

Perfect opportunity for the first-time homeowner. Features include new lighting and flooring, newer HVAC system, windows, etc. Call today!

Key facts

• Built 1924
• Listed 192 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($761 rent vs $64k).
• Recommended offer: $56k (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: 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $439 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($56k) 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 $25k; list at $64k implies a 154% gain — meaningful room to come down on a strong offer.

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 $55,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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: 1.20% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.33%
• DSCR: 1.64
• GRM: 7.0

CMA / ARV

• ARV (median comp): $74,026
• List price: $63,500
• Delta: -14.22%
• 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
901 Nebraska St	0.06mi	3/1.0 (+1)	1,441 (+10%)	10mo	$50,900	$35	68
809 S Utah St	0.17mi	3/1.0 (+1)	1,275 (-3%)	21mo	$52,500	$41	64
1507 E 7th	0.22mi	2/1.0	1,176 (-10%)	15mo	$25,000	$21	60
1703 E 7th. Ave	0.25mi	2/1.0	1,161 (-12%)	16mo	$17,000	$15	55
1605 S Utah	0.34mi	3/2.0 (+1)	1,224 (-7%)	12mo	$119,000	$97	54
1300 Avondale	0.69mi	3/1.5 (+1)	1,342 (+2%)	4mo	$108,000	$80	54
2507 E 10th Ave	0.66mi	3/2.0 (+1)	1,288 (-2%)	10mo	$49,500	$38	49
904 S Utah	0.12mi	3/1.5 (+1)	1,116 (-15%)	17mo	$113,000	$101	48
1302 Collins Dr	0.59mi	3/1.0 (+1)	1,220 (-7%)	12mo	$124,900	$102	46
1310 S Indiana St	0.44mi	3/2.0 (+1)	1,216 (-8%)	19mo	$33,500	$28	42
1218 E 2nd Ave	0.55mi	3/1.0 (+1)	1,496 (+14%)	23mo	$18,000	$12	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: 4.7%
• Equity multiple: 1.18×
• Total profit: $3,213
• Equity at exit: $9,468

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $20,132
• Equity at exit: $5,490

Cash invested: $17,780 (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: 7.0×

Monthly cashflow live

• Estimated rent: $761 medium
• Mortgage (P&I): −$333
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $212

Break-even live

Break-even rent $492

Max offer price $63,500

Occupancy floor 67%

Sensitivity live

Price	-10% $248	-5% $230	+0% $212	+5% $194	+10% $176
Rent	-10% $152	-5% $182	+0% $212	+5% $242	+10% $272
Rate	-1.0pp $244	-0.5pp $228	base $212	+0.5pp $196	+1.0pp $179

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Duplexes Pine Bluff, AR	2.0	1.5–2.0	858	$772	$0.90	44d	5	0.94mi
304 W Harding Ave Unit 3 Pine Bluff, AR	2.0	1.0	1180	$715	$0.61	44d	1	1.11mi
107 S Beech St Pine Bluff, AR	3.0	2.0	1346	$850	$0.63	44d	1	1.37mi
2404 S Walnut St Pine Bluff, AR	2.0	1.0	1100	$700	$0.64	44d	1	1.45mi

Listing history 27 events

1. 2026-06-19
   days on market $63,500 Active 193 DOM
2. 2026-06-18
   days on market $63,500 Active 192 DOM
3. 2026-06-17
   days on market $63,500 Active 191 DOM
4. 2026-06-16
   days on market $63,500 Active 190 DOM
5. 2026-06-15
   days on market $63,500 Active 189 DOM
6. 2026-06-14
   days on market $63,500 Active 187 DOM
7. 2026-06-12
   days on market $63,500 Active 186 DOM
8. 2026-06-09
   days on market $63,500 Active 183 DOM
9. 2026-06-08
   days on market $63,500 Active 182 DOM
10. 2026-06-07
    days on market $63,500 Active 181 DOM
11. 2026-06-05
    days on market $63,500 Active 178 DOM
12. 2026-06-03
    days on market $63,500 Active 177 DOM
13. 2026-06-02
    days on market $63,500 Active 176 DOM
14. 2026-06-01
    days on market $63,500 Active 175 DOM
15. 2026-05-31
    days on market $63,500 Active 174 DOM
16. 2026-05-30
    days on market $63,500 Active 173 DOM
17. 2026-02-09
    price $63,500 138-char remark

    Show marketing remark (138 chars)

    Perfect opportunity for the first-time homeowner. Features include new lighting and flooring, newer HVAC system, windows, etc. Call today!

18. 2026-02-09
    status Price Change 138-char remark

    Show marketing remark (138 chars)

    Perfect opportunity for the first-time homeowner. Features include new lighting and flooring, newer HVAC system, windows, etc. Call today!

19. 2024-01-02
    historical 138-char remark

    Show marketing remark (138 chars)

    Perfect opportunity for the first-time homeowner. Features include new lighting and flooring, newer HVAC system, windows, etc. Call today!

20. 2023-11-09
    price $59,000 138-char remark

    Show marketing remark (138 chars)

    Perfect opportunity for the first-time homeowner. Features include new lighting and flooring, newer HVAC system, windows, etc. Call today!

21. 2023-11-01
    listed $63,500 New Listing 138-char remark

    Show marketing remark (138 chars)

    Perfect opportunity for the first-time homeowner. Features include new lighting and flooring, newer HVAC system, windows, etc. Call today!

22. 2023-09-22
    soldstatus $25,000 Sold 147-char remark

    Show marketing remark (147 chars)

    Excellent investment opportunity in the city's first ward - property is well maintained and ready to go! You don't want to miss this one. CALL NOW!

23. 2023-09-22
    soldstatus $25,000

    Show marketing remark (147 chars)

    Excellent investment opportunity in the city's first ward - property is well maintained and ready to go! You don't want to miss this one. CALL NOW!

24. 2023-08-21
    price $28,000 147-char remark

    Show marketing remark (147 chars)

    Excellent investment opportunity in the city's first ward - property is well maintained and ready to go! You don't want to miss this one. CALL NOW!

25. 2023-05-11
    listed $50,000 New Listing 147-char remark

    Show marketing remark (147 chars)

    Excellent investment opportunity in the city's first ward - property is well maintained and ready to go! You don't want to miss this one. CALL NOW!

26. 2016-03-07
    soldstatus $8,000
27. 1990-08-28
    soldstatus $12,000

ⓘ 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: $349 · $29/mo
• Projected year-2 tax: $406 · $34/mo
• Expected delta: +$57/yr (+$5/mo · 16.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% 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 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: $9,127
• − Mortgage interest: −$3,557
• − Property taxes: −$349
• − Insurance: −$318
• − Repairs & maintenance: −$730
• − Management: −$730
• − Depreciation: −$1,847
• Taxable income: $1,596
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $2,165/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

+429.2% since first listed

11 events — show timeline

• 2026-02-09 Price Changed $63,500 CARMLS
• 2026-02-09 Relisted — CARMLS
• 2024-01-02 Listing Removed — CARMLS
• 2023-11-09 Price Changed $59,000 CARMLS
• 2023-11-01 Listed $63,500 CARMLS
• 2023-09-22 Sold (Public Records) $25,000 Public Records
• 2023-09-22 Sold (MLS) $25,000 CARMLS
• 2023-08-21 Price Changed $28,000 CARMLS
• 2023-05-11 Listed $50,000 CARMLS
• 2016-03-07 Sold (Public Records) $8,000 Public Records
• 1990-08-28 Sold (Public Records) $12,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $349 · +0.0% YoY. Source: county tax records.