2412 S Camden Rd · Pine Bluff, AR 71603

$27,500

2 bd · 1.0 ba · 1,701 sqft · SingleFamily public records · 150 Days on market

Built 1944 1.25 ac lot $16/sqft · 70% below area ↓ 42% since listing

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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 +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity. Home needs full rehab. Seller is selling AS-IS. Cash only sale.

Key facts

• 1.25 acre lot
• Built 1944
• Listed 149 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $24k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.4% 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.
• Watson Chapel School District (urban): math 10% / reading 12% proficiency, ranked #228 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% 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 $190 of loan paydown is wiped out by about $825 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $24,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1944 — 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: 3.67% ✓
• Cap rate: 32.35%
• Cash-on-cash: 93.06%
• DSCR: 5.14
• GRM: 2.3

CMA / ARV

• ARV (median comp): $90,766
• List price: $27,500
• Delta: -69.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3006 Kendyl	0.54mi	3/1.5 (+1)	1,802 (+6%)	7mo	$135,000	$75	52
4305 Scott Ave	0.48mi	3/2.0 (+1)	1,526 (-10%)	3mo	$135,000	$88	49
2815 Orlando St	0.30mi	3/1.0 (+1)	1,446 (-15%)	8mo	$45,000	$31	49
3111 Tulip St	0.44mi	3/2.0 (+1)	1,860 (+9%)	18mo	$66,500	$36	40
4511 W 28th	0.42mi	3/1.5 (+1)	1,502 (-12%)	22mo	$75,000	$50	36
4317 Garland Ct	0.65mi	3/2.0 (+1)	1,464 (-14%)	2mo	$125,000	$85	36
2821 Kimberly Dr	0.63mi	3/2.0 (+1)	1,591 (-6%)	19mo	$165,000	$104	35
4205 Garland Ave	0.62mi	3/2.0 (+1)	1,856 (+9%)	17mo	$106,150	$57	33
3200 Allister Dr	0.62mi	3/2.0 (+1)	1,549 (-9%)	19mo	$140,000	$90	31

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: 93.9%
• Equity multiple: 5.36×
• Total profit: $33,598
• Equity at exit: $4,100

10-year hold

• IRR: 96.7%
• Equity multiple: 11.17×
• Total profit: $78,316
• Equity at exit: $2,378

Cash invested: $7,700 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$144
• Tax from tax record: −$44 /mo · $522/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $597

Break-even live

Break-even rent $252

Max offer price $27,500

Occupancy floor 36%

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $27,500 Active 150 DOM
2. 2026-06-18
   statusdays on market $27,500 Active 149 DOM
3. 2026-06-17
   days on market $27,500 Price Change 148 DOM
4. 2026-06-16
   days on market $27,500 Price Change 147 DOM
5. 2026-06-15
   days on market $27,500 Price Change 146 DOM
6. 2026-06-14
   days on market $27,500 Price Change 144 DOM
7. 2026-06-12
   pricestatusdays on market $27,500 Price Change 143 DOM
8. 2026-06-09
   days on market $28,000 Active 140 DOM
9. 2026-06-08
   days on market $28,000 Active 139 DOM
10. 2026-06-07
    statusdays on market $28,000 Active 138 DOM
11. 2026-06-05
    days on market $28,000 Price Change 135 DOM
12. 2026-06-03
    days on market $28,000 Price Change 134 DOM
13. 2026-06-02
    days on market $28,000 Price Change 133 DOM
14. 2026-06-01
    price $28,000 Price Change 132 DOM
15. 2026-06-01
    days on market $28,500 Price Change 132 DOM
16. 2026-05-31
    days on market $28,500 Price Change 131 DOM
17. 2026-05-30
    days on market $28,500 Price Change 130 DOM
18. 2026-04-02
    price $29,000 87-char remark

    Show marketing remark (87 chars)

    Investment opportunity. Home needs full rehab. Seller is selling AS-IS. Cash only sale.

19. 2026-03-18
    price $30,000 87-char remark

    Show marketing remark (87 chars)

    Investment opportunity. Home needs full rehab. Seller is selling AS-IS. Cash only sale.

20. 2026-03-10
    price $33,000 87-char remark

    Show marketing remark (87 chars)

    Investment opportunity. Home needs full rehab. Seller is selling AS-IS. Cash only sale.

21. 2026-03-06
    price $33,500 87-char remark

    Show marketing remark (87 chars)

    Investment opportunity. Home needs full rehab. Seller is selling AS-IS. Cash only sale.

22. 2026-02-26
    price $34,500 87-char remark

    Show marketing remark (87 chars)

    Investment opportunity. Home needs full rehab. Seller is selling AS-IS. Cash only sale.

23. 2026-02-18
    price $35,000 87-char remark

    Show marketing remark (87 chars)

    Investment opportunity. Home needs full rehab. Seller is selling AS-IS. Cash only sale.

24. 2026-02-13
    price $37,500 87-char remark

    Show marketing remark (87 chars)

    Investment opportunity. Home needs full rehab. Seller is selling AS-IS. Cash only sale.

25. 2026-01-20
    listed $39,999 New Listing 87-char remark

    Show marketing remark (87 chars)

    Investment opportunity. Home needs full rehab. Seller is selling AS-IS. Cash only sale.

26. 2017-11-13
    soldstatus $50,000
27. 2011-01-03
    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: $522 · $44/mo
• Projected year-2 tax: $522 · $44/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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $12,096
• − Mortgage interest: −$1,540
• − Property taxes: −$522
• − Insurance: −$138
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$800
• Taxable income: $7,161
• Est. tax owed @ 24.0%: −$1,719
• After-tax cash flow: $5,447/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: Watson Chapel School District
• NCES district ID: 0513930
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 12% ▼ -10.00%
• Median HH income: $40,521
• Composite: 9.55/100
• National rank: #9845
• State rank: #228 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

-42.0% since first listed

10 events — show timeline

• 2026-04-02 Price Changed $29,000 CARMLS
• 2026-03-18 Price Changed $30,000 CARMLS
• 2026-03-10 Price Changed $33,000 CARMLS
• 2026-03-06 Price Changed $33,500 CARMLS
• 2026-02-26 Price Changed $34,500 CARMLS
• 2026-02-18 Price Changed $35,000 CARMLS
• 2026-02-13 Price Changed $37,500 CARMLS
• 2026-01-20 Listed $39,999 CARMLS
• 2017-11-13 Sold (Public Records) $50,000 Public Records
• 2011-01-03 Sold (Public Records) $50,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $522 · +8.5% YoY. Source: county tax records.