2202 W 10th Ave · Pine Bluff, AR 71611

$150,000

10 bd · None ba · 3,306 sqft · MultiFamily public records · 268 Days on market

Built 1981 0.31 ac lot $45/sqft · 14% above area Est $132k · 14% over

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Why this score? — see what drove the D- 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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Schools +0.6/10.0

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 OPPORTUNITY!! 10- 1 bedroom Studio Apartments (1 building). The property is just located 4 mins from the regentrified Downtown Pine Bluff, 7 mins from Jefferson Regional Medical Center & 11 mins. from the Saracen Casino Resort. The ARV-AFTER REPAIR VALUE is the focus! Income is based on 100% occupancy at market rent. Units are vacant. Don't miss this opportunity! SOLD AS-IS. . CAN BE PURCHASED AS A PACKAGE W/ MLS #'S 25038273 & 25038272 * * * * AGENTS SEE REMARKS * * * *

Key facts

• 0.31 acre lot
• Built 1981
• Listed 268 days

What this means for you Summary

Snapshot

• This is a 10-bed/?-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $7k ($83k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 61.4% 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.
• 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: 3 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $42k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.58% ✓
• Cap rate: 61.37%
• Cash-on-cash: 196.70%
• DSCR: 9.75
• GRM: 1.3

CMA / ARV

• ARV (median comp): $132,017
• List price: $150,000
• Delta: 13.62%
• Verdict: OVERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 11.87×
• Total profit: $456,614
• Equity at exit: $67,446

10-year hold

• IRR: —
• Equity multiple: 25.07×
• Total profit: $1,011,132
• Equity at exit: $103,943

Cash invested: $42,000 (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 71611

• Active inventory: 3
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $9,876 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$69 /mo · $823/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,074
• Net cashflow: $6,884

Break-even live

Break-even rent $1,162

Max offer price $150,000

Occupancy floor 25%

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

Units	Beds	Baths	Est. rent
▸ 10× units	1	1	$9,880
Total (10 units)			$9,876

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $150,000 Active 268 DOM
2. 2026-06-18
   days on market $150,000 Active 267 DOM
3. 2026-06-17
   days on market $150,000 Active 266 DOM
4. 2026-06-16
   days on market $150,000 Active 265 DOM
5. 2026-06-15
   days on market $150,000 Active 264 DOM
6. 2026-06-14
   days on market $150,000 Active 262 DOM
7. 2026-06-12
   days on market $150,000 Active 261 DOM
8. 2026-06-09
   days on market $150,000 Active 258 DOM
9. 2026-06-08
   days on market $150,000 Active 257 DOM
10. 2026-06-07
    days on market $150,000 Active 256 DOM
11. 2026-06-05
    days on market $150,000 Active 253 DOM
12. 2026-06-03
    days on market $150,000 Active 252 DOM
13. 2026-06-02
    days on market $150,000 Active 251 DOM
14. 2026-06-01
    days on market $150,000 Active 250 DOM
15. 2026-05-31
    days on market $150,000 Active 249 DOM
16. 2026-05-30
    days on market $150,000 Active 248 DOM
17. 2025-09-24
    listed $150,000 New Listing 503-char remark

    Show marketing remark (503 chars)

    INVESTOR OPPORTUNITY!! 10- 1 bedroom Studio Apartments (1 building). The property is just located 4 mins from the regentrified Downtown Pine Bluff, 7 mins from Jefferson Regional Medical Center & 11 mins. from the Saracen Casino Resort. The ARV-AFTER REPAIR VALUE is the focus! Income is based on 100% occupancy at market rent. Units are vacant. Don't miss this opportunity! SOLD AS-IS. . CAN BE PURCHASED AS A PACKAGE W/ MLS #'S 25038273 & 25038272 * * * * AGENTS SEE REMARKS * * * *

18. 2023-03-29
    soldstatus $650,000
19. 2004-01-16
    soldstatus $18,000

ⓘ 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: $823 · $69/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$137/yr (+$11/mo · 16.7%)

ⓘ 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 24% 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: $118,512
• − Mortgage interest: −$8,402
• − Property taxes: −$823
• − Insurance: −$750
• − Repairs & maintenance: −$9,481
• − Management: −$9,481
• − Depreciation: −$4,364
• Taxable income: $85,211
• Est. tax owed @ 24.0%: −$20,451
• After-tax cash flow: $62,162/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+733.3% since first listed

3 events — show timeline

• 2025-09-24 Listed $150,000 CARMLS
• 2023-03-29 Sold (Public Records) $650,000 Public Records
• 2004-01-16 Sold (Public Records) $18,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $823 · +0.0% YoY. Source: county tax records.