6406 Sheridan Rd · Pine Bluff, AR 71602

$115,000

3 bd · 2.0 ba · 2,260 sqft · SingleFamily public records · 264 Days on market

Built 1955 1.38 ac lot $51/sqft · 39% below area Est $189k · 39% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.4/10.0
• 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

solid 3 bed 2 baths 2260 sq ft house in a fast developing street in white hall, call us to see this spacious home.

Key facts

• 1.38 acre lot
• Built 1955
• Listed 263 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (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.
• 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.
• Market conditions: 90 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 $795 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $14k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $115k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 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 1955 — 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: 1.14% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.92%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (median comp): $188,816
• List price: $115,000
• Delta: -39.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Betty St	0.19mi	4/2.0 (+1)	2,306 (+2%)	14mo	$85,000	$37	71
204 Wildwood	0.13mi	4/2.0 (+1)	2,509 (+11%)	2mo	$82,500	$33	69
319 Edwards	0.51mi	3/2.0	2,181 (-4%)	7mo	$345,000	$158	65
6905 White Oak Cv	0.22mi	4/2.0 (+1)	1,934 (-14%)	0mo	$150,000	$78	61
214 Sidney St	0.15mi	3/2.5	1,970 (-13%)	14mo	$155,000	$79	58
7204 Oxford	0.48mi	4/2.0 (+1)	1,999 (-12%)	6mo	$237,500	$119	48
206 Opie Ln	0.66mi	3/2.0	2,072 (-8%)	14mo	$281,000	$136	44
2012 Andy Cv	0.65mi	3/2.5	2,131 (-6%)	23mo	$264,900	$124	39

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,712
• Equity at exit: $17,147

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $27,614
• Equity at exit: $9,943

Cash invested: $32,200 (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: 90
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $320

Break-even live

Break-even rent $909

Max offer price $115,000

Occupancy floor 71%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   days on market $115,000 Active 264 DOM
2. 2026-06-18
   days on market $115,000 Active 263 DOM
3. 2026-06-17
   days on market $115,000 Active 262 DOM
4. 2026-06-16
   days on market $115,000 Active 261 DOM
5. 2026-06-15
   days on market $115,000 Active 260 DOM
6. 2026-06-14
   days on market $115,000 Active 258 DOM
7. 2026-06-12
   days on market $115,000 Active 257 DOM
8. 2026-06-09
   days on market $115,000 Active 254 DOM
9. 2026-06-08
   days on market $115,000 Active 253 DOM
10. 2026-06-07
    days on market $115,000 Active 252 DOM
11. 2026-06-05
    days on market $115,000 Active 249 DOM
12. 2026-06-03
    days on market $115,000 Active 248 DOM
13. 2026-06-02
    days on market $115,000 Active 247 DOM
14. 2026-06-01
    days on market $115,000 Active 246 DOM
15. 2026-05-31
    days on market $115,000 Active 245 DOM
16. 2026-05-30
    days on market $115,000 Active 244 DOM
17. 2026-01-17
    price $115,000 117-char remark

    Show marketing remark (117 chars)

    solid 3 bed 2 baths 2260 sq ft house in a fast developing street in white hall, call us to see this spacious home.

18. 2026-01-16
    status Back on Market 117-char remark

    Show marketing remark (117 chars)

    solid 3 bed 2 baths 2260 sq ft house in a fast developing street in white hall, call us to see this spacious home.

19. 2023-10-10
    historical 117-char remark

    Show marketing remark (117 chars)

    solid 3 bed 2 baths 2260 sq ft house in a fast developing street in white hall, call us to see this spacious home.

20. 2023-06-01
    listed $129,000 New Listing 117-char remark

    Show marketing remark (117 chars)

    solid 3 bed 2 baths 2260 sq ft house in a fast developing street in white hall, call us to see this spacious home.

21. 2023-05-22
    historical
22. 2023-05-19
    price $94,000
23. 2023-02-09
    listed $130,000 New Listing
24. 2022-11-07
    soldstatus $65,000 Sold
25. 2022-11-07
    soldstatus $65,000
26. 2022-10-23
    status Under Contract
27. 2022-09-21
    price $89,900
28. 2022-07-20
    price $99,900
29. 2022-06-15
    price $129,900
30. 2022-04-04
    status Back on Market
31. 2022-03-30
    historical
32. 2022-03-18
    price $140,000
33. 2022-02-01
    price $150,000
34. 2021-09-29
    listed $475,000 New Listing
35. 2020-09-29
    soldstatus $8,050
36. 1995-01-23
    soldstatus $50,000

ⓘ 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: $801 · $67/mo
• Projected year-2 tax: $801 · $67/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 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: $15,762
• − Mortgage interest: −$6,442
• − Property taxes: −$801
• − Insurance: −$575
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$3,345
• Taxable income: $2,076
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $3,340/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
• 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

+130.0% since first listed

20 events — show timeline

• 2026-01-17 Price Changed $115,000 CARMLS
• 2026-01-16 Relisted — CARMLS
• 2023-10-10 Listing Removed — CARMLS
• 2023-06-01 Listed $129,000 CARMLS
• 2023-05-22 Listing Removed — CARMLS
• 2023-05-19 Price Changed $94,000 CARMLS
• 2023-02-09 Listed $130,000 CARMLS
• 2022-11-07 Sold (Public Records) $65,000 Public Records
• 2022-11-07 Sold (MLS) $65,000 CARMLS
• 2022-10-23 Pending — CARMLS
• 2022-09-21 Price Changed $89,900 CARMLS
• 2022-07-20 Price Changed $99,900 CARMLS
• 2022-06-15 Price Changed $129,900 CARMLS
• 2022-04-04 Relisted — CARMLS
• 2022-03-30 Listing Removed — CARMLS
• 2022-03-18 Price Changed $140,000 CARMLS
• 2022-02-01 Price Changed $150,000 CARMLS
• 2021-09-29 Listed $475,000 CARMLS
• 2020-09-29 Sold (Public Records) $8,050 Public Records
• 1995-01-23 Sold (Public Records) $50,000 Public Records

Property tax history

-4.0%/yr

Latest (2025): $801 · +0.0% YoY. Source: county tax records.