2317 W 26th Ave · Pine Bluff, AR 71603

$89,000

4 bd · 2.0 ba · 1,147 sqft · MultiFamily public records · 67 Days on market

Built 1965 0.25 ac lot $78/sqft · 58% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Turnkey investment opportunity! This well-maintained brick duplex features two 1-bedroom, 1-bath units, both currently leased at $600 per month—providing immediate cash flow from day one. Each unit offers comfortable living space with strong rental appeal and a proven rental history. Solid brick construction ensures durability and low maintenance, making this an ideal addition to any investor’s portfolio. Whether you’re expanding your holdings or just getting started, this income-producing property is a smart choice!

Key facts

• 0.25 acre lot
• Parking
• Built 1965

Tags

• WELL MAINTAINED BRICK DUPLEX
• SOLID BRICK CONSTRUCTION
• INCOME PRODUCING PROPERTY

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $89k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive. Per door: $243/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 8.9% 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: 211 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $615 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 47% 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 $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.47% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.36%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

• ARV (median comp): $56,182
• List price: $89,000
• Delta: 58.41%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3012 And 3014 S Gum St	0.43mi	4/2.0	1,169 (+2%)	1mo	$65,000	$56	76

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: 16.4%
• Equity multiple: 1.66×
• Total profit: $16,451
• Equity at exit: $13,270

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $54,023
• Equity at exit: $7,695

Cash invested: $24,920 (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: 211
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$467
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $485

Break-even live

Break-even rent $696

Max offer price $89,000

Occupancy floor 58%

Sensitivity live

Price	-10% $535	-5% $510	+0% $485	+5% $460	+10% $435
Rent	-10% $382	-5% $433	+0% $485	+5% $537	+10% $589
Rate	-1.0pp $530	-0.5pp $508	base $485	+0.5pp $462	+1.0pp $439

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,310
Total (2 units)			$1,310

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1907 W 28th Ave Pine Bluff, AR	3.0	1.5	947	$1,150	$1.21	45d	1	0.30mi
3109 Daffodil St Pine Bluff, AR	3.0	1.0	980	$825	$0.84	45d	1	0.64mi

Listing history 25 events

1. 2026-06-21
   days on market $89,000 Active 67 DOM
2. 2026-06-19
   days on market $89,000 Active 65 DOM
3. 2026-06-18
   days on market $89,000 Active 64 DOM
4. 2026-06-17
   days on market $89,000 Active 63 DOM
5. 2026-06-16
   days on market $89,000 Active 62 DOM
6. 2026-06-15
   statusdays on market $89,000 Active 61 DOM
7. 2026-06-14
   days on market $89,000 Price Change 59 DOM
8. 2026-06-12
   days on market $89,000 Price Change 58 DOM
9. 2026-06-09
   days on market $89,000 Price Change 55 DOM
10. 2026-06-09
    pricestatus $89,000 Price Change 54 DOM
11. 2026-06-08
    days on market $95,000 Active 54 DOM
12. 2026-06-07
    days on market $95,000 Active 53 DOM
13. 2026-06-05
    days on market $95,000 Active 50 DOM
14. 2026-06-03
    days on market $95,000 Active 49 DOM
15. 2026-06-02
    days on market $95,000 Active 48 DOM
16. 2026-06-01
    days on market $95,000 Active 47 DOM
17. 2026-05-31
    days on market $95,000 Active 46 DOM
18. 2026-05-30
    days on market $95,000 Active 45 DOM
19. 2026-04-15
    listed $95,000 New Listing 540-char remark

    Show marketing remark (540 chars)

    Turnkey investment opportunity! This well-maintained brick duplex features two 1-bedroom, 1-bath units, both currently leased at $600 per month—providing immediate cash flow from day one. Each unit offers comfortable living space with strong rental appeal and a proven rental history. Solid brick construction ensures durability and low maintenance, making this an ideal addition to any investor’s portfolio. Whether you’re expanding your holdings or just getting started, this income-producing property is a smart choice!

20. 2024-08-01
    soldstatus $60,500 Sold 990-char remark

    Show marketing remark (990 chars)

    "Welcome to your next investment opportunity! This well-maintained 1-bedroom, 1-bath duplex is currently tenant-occupied, offering a steady stream of income from day one. Whether you're a seasoned investor or new to the game, this property promises both stability and potential for growth. Situated conveniently close to grocery stores, banks, and restaurants, this duplex boasts a prime location that appeals to tenants seeking convenience and accessibility. Inside, you'll find a meticulously maintained space with ample natural light and functional layout. The bedroom offers a comfortable retreat, while the bathroom features modern fixtures. The kitchen is equipped with essential appliances, making meal preparation a breeze. With a proven track record of rental income and a desirable location, this duplex presents a lucrative opportunity for investors looking to expand their portfolio. Don't miss out on this chance to secure a solid investment in a thriving community!"

21. 2024-08-01
    soldstatus $303,000

    Show marketing remark (990 chars)

    "Welcome to your next investment opportunity! This well-maintained 1-bedroom, 1-bath duplex is currently tenant-occupied, offering a steady stream of income from day one. Whether you're a seasoned investor or new to the game, this property promises both stability and potential for growth. Situated conveniently close to grocery stores, banks, and restaurants, this duplex boasts a prime location that appeals to tenants seeking convenience and accessibility. Inside, you'll find a meticulously maintained space with ample natural light and functional layout. The bedroom offers a comfortable retreat, while the bathroom features modern fixtures. The kitchen is equipped with essential appliances, making meal preparation a breeze. With a proven track record of rental income and a desirable location, this duplex presents a lucrative opportunity for investors looking to expand their portfolio. Don't miss out on this chance to secure a solid investment in a thriving community!"

22. 2024-05-26
    status Under Contract 990-char remark

    Show marketing remark (990 chars)

    "Welcome to your next investment opportunity! This well-maintained 1-bedroom, 1-bath duplex is currently tenant-occupied, offering a steady stream of income from day one. Whether you're a seasoned investor or new to the game, this property promises both stability and potential for growth. Situated conveniently close to grocery stores, banks, and restaurants, this duplex boasts a prime location that appeals to tenants seeking convenience and accessibility. Inside, you'll find a meticulously maintained space with ample natural light and functional layout. The bedroom offers a comfortable retreat, while the bathroom features modern fixtures. The kitchen is equipped with essential appliances, making meal preparation a breeze. With a proven track record of rental income and a desirable location, this duplex presents a lucrative opportunity for investors looking to expand their portfolio. Don't miss out on this chance to secure a solid investment in a thriving community!"

23. 2024-05-10
    listed $82,500 New Listing 990-char remark

    Show marketing remark (990 chars)

    "Welcome to your next investment opportunity! This well-maintained 1-bedroom, 1-bath duplex is currently tenant-occupied, offering a steady stream of income from day one. Whether you're a seasoned investor or new to the game, this property promises both stability and potential for growth. Situated conveniently close to grocery stores, banks, and restaurants, this duplex boasts a prime location that appeals to tenants seeking convenience and accessibility. Inside, you'll find a meticulously maintained space with ample natural light and functional layout. The bedroom offers a comfortable retreat, while the bathroom features modern fixtures. The kitchen is equipped with essential appliances, making meal preparation a breeze. With a proven track record of rental income and a desirable location, this duplex presents a lucrative opportunity for investors looking to expand their portfolio. Don't miss out on this chance to secure a solid investment in a thriving community!"

24. 2022-12-13
    soldstatus $190,000
25. 2003-07-22
    soldstatus $20,000

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $570 · $47/mo
• Expected delta: +$17/yr (+$1/mo · 3.1%)

ⓘ 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: $15,720
• − Mortgage interest: −$4,985
• − Property taxes: −$552
• − Insurance: −$445
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$2,589
• Taxable income: $4,633
• Est. tax owed @ 24.0%: −$1,112
• After-tax cash flow: $4,709/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
• 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

+375.0% since first listed

7 events — show timeline

• 2026-04-15 Listed $95,000 CARMLS
• 2024-08-01 Sold (Public Records) $303,000 Public Records
• 2024-08-01 Sold (MLS) $60,500 CARMLS
• 2024-05-26 Pending — CARMLS
• 2024-05-10 Listed $82,500 CARMLS
• 2022-12-13 Sold (Public Records) $190,000 Public Records
• 2003-07-22 Sold (Public Records) $20,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $552 · +0.0% YoY. Source: county tax records.