1100 W 18th Ave · Pine Bluff, AR 71601

$390,000

26 bd · None ba · 5,280 sqft · MultiFamily public records · 330 Days on market

Built 1979 0.63 ac lot $74/sqft · 246% above area Est $310k · 26% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

INVESTOR SPECIAL!! 16 Units / 2 Buildings / Building 1- (6) 2bd, 1.5 ba Townhouse units / Building 2- (2) 2bd, 1.5 ba Townhouse units; (2) 2bd, 1.5 Flats; (6) 1bd, 1 ba Flats. . Building 1- needs minimum work. .. Building 2- Lower units need a total remodel. .. Get Building 1 up & running to start producing income then shift your focus to Building 2.. . PRICED WELL UNDER ARV. .. The property is located 1.6 Miles to the NEWLY Regentrified DOWNTOWN & 3.4 Miles to the Saracen Casino Resort. .. SOLD AS-IS. .. Don't miss this opportunity to build you portfolio or flip this property!

Key facts

• 2 buildings
• Minimum work
• Total remodel

Tags

• 16 UNITS
• 2 BUILDINGS
• MINIMUM WORK
• TOTAL REMODEL
• SOLD AS IS

What this means for you Summary

Snapshot

• This is a 26-bed/?-bath multifamily listed at $390k.

Deal economics

• At list price, monthly cash flow is $7k ($79k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $390k).
• Recommended offer: $343k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.6% 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: 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 $3k of loan paydown is wiped out by about $12k 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 $109k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 330 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 4 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 $277k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $343,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 330 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 1979 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.99% ✓
• Cap rate: 26.63%
• Cash-on-cash: 72.64%
• DSCR: 4.23
• GRM: 2.8

CMA / ARV

• ARV (median comp): $309,664
• List price: $390,000
• Delta: 25.94%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.4%
• Equity multiple: 4.28×
• Total profit: $357,924
• Equity at exit: $58,150

10-year hold

• IRR: 76.2%
• Equity multiple: 8.82×
• Total profit: $854,239
• Equity at exit: $33,720

Cash invested: $109,200 (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 71601

• Home prices YoY: -2.1%
• Active inventory: 90
• Price-to-rent: 44.8×

Monthly cashflow live

• Estimated rent: $11,644 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$381 /mo · $4,570/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,445
• Net cashflow: $6,610

Break-even live

Break-even rent $3,277

Max offer price $390,000

Occupancy floor 38%

Sensitivity live

Price	-10% $6,831	-5% $6,721	+0% $6,610	+5% $6,500	+10% $6,389
Rent	-10% $5,690	-5% $6,150	+0% $6,610	+5% $7,070	+10% $7,530
Rate	-1.0pp $6,807	-0.5pp $6,709	base $6,610	+0.5pp $6,509	+1.0pp $6,406

16-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	2	1.5	$5,808
▸ 2× units	2	1	$1,452
▸ 6× units	1	1	$4,386
Total (16 units)			$11,644

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $390,000 Active 330 DOM
2. 2026-06-18
   days on market $390,000 Active 329 DOM
3. 2026-06-17
   days on market $390,000 Active 328 DOM
4. 2026-06-16
   days on market $390,000 Active 327 DOM
5. 2026-06-15
   days on market $390,000 Active 326 DOM
6. 2026-06-14
   days on market $390,000 Active 324 DOM
7. 2026-06-12
   days on market $390,000 Active 323 DOM
8. 2026-06-09
   days on market $390,000 Active 320 DOM
9. 2026-06-08
   days on market $390,000 Active 319 DOM
10. 2026-06-07
    days on market $390,000 Active 318 DOM
11. 2026-06-05
    days on market $390,000 Active 315 DOM
12. 2026-06-03
    days on market $390,000 Active 314 DOM
13. 2026-06-02
    days on market $390,000 Active 313 DOM
14. 2026-06-01
    days on market $390,000 Active 312 DOM
15. 2026-05-31
    days on market $390,000 Active 311 DOM
16. 2026-05-30
    days on market $390,000 Active 310 DOM
17. 2025-10-29
    price $390,000 597-char remark

    Show marketing remark (597 chars)

    INVESTOR SPECIAL!! 16 Units / 2 Buildings / Building 1- (6) 2bd, 1.5 ba Townhouse units / Building 2- (2) 2bd, 1.5 ba Townhouse units; (2) 2bd, 1.5 Flats; (6) 1bd, 1 ba Flats. . Building 1- needs minimum work. .. Building 2- Lower units need a total remodel. .. Get Building 1 up & running to start producing income then shift your focus to Building 2.. . PRICED WELL UNDER ARV. .. The property is located 1.6 Miles to the NEWLY Regentrified DOWNTOWN & 3.4 Miles to the Saracen Casino Resort. .. SOLD AS-IS. .. Don't miss this opportunity to build you portfolio or flip this property!

18. 2025-07-25
    listed $395,000 New Listing 597-char remark

    Show marketing remark (597 chars)

    INVESTOR SPECIAL!! 16 Units / 2 Buildings / Building 1- (6) 2bd, 1.5 ba Townhouse units / Building 2- (2) 2bd, 1.5 ba Townhouse units; (2) 2bd, 1.5 Flats; (6) 1bd, 1 ba Flats. . Building 1- needs minimum work. .. Building 2- Lower units need a total remodel. .. Get Building 1 up & running to start producing income then shift your focus to Building 2.. . PRICED WELL UNDER ARV. .. The property is located 1.6 Miles to the NEWLY Regentrified DOWNTOWN & 3.4 Miles to the Saracen Casino Resort. .. SOLD AS-IS. .. Don't miss this opportunity to build you portfolio or flip this property!

19. 2024-10-05
    historical
20. 2024-06-03
    status Back on Market
21. 2024-06-02
    historical
22. 2024-01-30
    status Back on Market
23. 2023-12-09
    historical
24. 2023-06-08
    listed $600,000 New Listing
25. 2018-10-01
    soldstatus $277,000
26. 2018-09-28
    soldstatus $235,000
27. 2006-12-01
    soldstatus $53,000

ⓘ 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: $4,570 · $381/mo
• Projected year-2 tax: $4,570 · $381/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 ≥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: $139,728
• − Mortgage interest: −$21,846
• − Property taxes: −$4,570
• − Insurance: −$1,950
• − Repairs & maintenance: −$11,178
• − Management: −$11,178
• − Depreciation: −$11,345
• Taxable income: $77,660
• Est. tax owed @ 24.0%: −$18,638
• After-tax cash flow: $60,685/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

+635.8% since first listed

11 events — show timeline

• 2025-10-29 Price Changed $390,000 CARMLS
• 2025-07-25 Listed $395,000 CARMLS
• 2024-10-05 Listing Removed — CARMLS
• 2024-06-03 Relisted — CARMLS
• 2024-06-02 Listing Removed — CARMLS
• 2024-01-30 Relisted — CARMLS
• 2023-12-09 Listing Removed — CARMLS
• 2023-06-08 Listed $600,000 CARMLS
• 2018-10-01 Sold (Public Records) $277,000 Public Records
• 2018-09-28 Sold (Public Records) $235,000 Public Records
• 2006-12-01 Sold (Public Records) $53,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $4,570 · +8.3% YoY. Source: county tax records.