1500 W 17th Ave · Pine Bluff, AR 71603

$30,000

2 bd · 1.0 ba · 1,281 sqft · SingleFamily public records · 37 Days on market

Built 1927 6,098 sqft lot $23/sqft · 76% above area

---

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 +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

SOLD AS-IS — And You Get 2 Properties for the Price of 1! Located at 1500 W. 17th and 1506 W. 15th in Pine Bluff, this is a fantastic opportunity for a new investor ready to start building an investment portfolio. Both properties 1500 W 17th Avenue and 1506 W. 15th Avenue being sold together for one price $30.000. These properties offer plenty of potential to renovate, reimagine, and create income-producing opportunities. Whether you’re looking to flip, rent, or add value through creative improvements, these homes provide the perfect chance to step into real estate investing at an affordable entry point. Don’t miss the opportunity to bring your vision to life and turn th

Key facts

• Detached
• 6,098 sq ft lot
• Built 1927

Tags

• INCOME PRODUCING OPPORTUNITIES
• DETACHED

Property features AI

Finance

• Financial info: New conventional loan available

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water
• Home design: Frame construction
• Construction: Frame exterior; Piers foundation; Composition roof
• Exterior features: Paved road access; Property located inside city limits; Located in Harpers Add subdivision; Lot is part of a subdivision

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Vinyl flooring; No central heating; No central cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($818 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.4% 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: 212 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $207 of loan paydown is wiped out by about $900 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 37 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $17k; list at $30k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 2.73% ✓
• Cap rate: 24.41%
• Cash-on-cash: 64.72%
• DSCR: 3.88
• GRM: 3.1

CMA / ARV

• ARV (median comp): $17,083
• List price: $30,000
• Delta: 75.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1521 S Maple	0.31mi	3/1.5 (+1)	1,290 (+1%)	15mo	$2,500	$2	65
2212 S Maple St	0.46mi	3/1.5 (+1)	1,340 (+5%)	0mo	$42,000	$31	64
1416 W 14th	0.22mi	2/1.0	1,376 (+7%)	20mo	$22,000	$16	61
1304 S Oak St	0.48mi	3/1.0 (+1)	1,260 (-2%)	22mo	$23,000	$18	52
702 W 20th Ave	0.49mi	3/1.0 (+1)	1,360 (+6%)	18mo	$30,000	$22	46
1100 S Spruce St	0.57mi	3/2.0 (+1)	1,350 (+5%)	21mo	$18,500	$14	38

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: 63.9%
• Equity multiple: 3.86×
• Total profit: $23,997
• Equity at exit: $4,473

10-year hold

• IRR: 68.3%
• Equity multiple: 7.91×
• Total profit: $58,066
• Equity at exit: $2,594

Cash invested: $8,400 (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: 3.1×

Monthly cashflow live

• Estimated rent: $818 high
• Mortgage (P&I): −$157
• Tax from tax record: −$23 /mo · $278/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $453

Break-even live

Break-even rent $244

Max offer price $30,000

Occupancy floor 40%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 S Cypress St Unit 1 Pine Bluff, AR	2.0	1.0	875	$700	$0.80	44d	1	0.47mi
304 W Harding Ave Unit 3 Pine Bluff, AR	2.0	1.0	1180	$715	$0.61	44d	1	0.68mi
1907 W 28th Ave Pine Bluff, AR	3.0	1.5	947	$1,150	$1.21	44d	1	0.79mi
2404 S Walnut St Pine Bluff, AR	2.0	1.0	1100	$700	$0.64	44d	1	0.79mi
2810 S Poplar St Unit 8 Pine Bluff, AR	1.0	1.0	1040	$759	$0.73	44d	1	0.83mi
2319 W 27th Ave Unit B Pine Bluff, AR	2.0	1.0	907	$795	$0.88	44d	1	0.85mi
6 Duplexes Pine Bluff, AR	2.0	1.5–2.0	858	$772	$0.90	44d	5	1.18mi
107 S Beech St Pine Bluff, AR	3.0	2.0	1346	$850	$0.63	44d	1	1.26mi
3109 Daffodil St Pine Bluff, AR	3.0	1.0	980	$825	$0.84	44d	1	1.31mi
1101 Vaugine St Unit D Pine Bluff, AR	3.0	2.0	1105	$1,050	$0.95	44d	1	1.47mi

Listing history 23 events

1. 2026-06-19
   days on market $30,000 Active 37 DOM
2. 2026-06-18
   days on market $30,000 Active 36 DOM
3. 2026-06-17
   days on market $30,000 Active 35 DOM
4. 2026-06-16
   days on market $30,000 Active 34 DOM
5. 2026-06-15
   days on market $30,000 Active 33 DOM
6. 2026-06-14
   days on market $30,000 Active 31 DOM
7. 2026-06-12
   days on market $30,000 Active 30 DOM
8. 2026-06-09
   days on market $30,000 Active 27 DOM
9. 2026-06-08
   statusdays on market $30,000 Active 26 DOM
10. 2026-06-07
    days on market $30,000 Back on Market 25 DOM
11. 2026-06-05
    days on market $30,000 Back on Market 22 DOM
12. 2026-06-03
    days on market $30,000 Back on Market 21 DOM
13. 2026-06-02
    days on market $30,000 Back on Market 20 DOM
14. 2026-06-01
    status $30,000 Back on Market 19 DOM
15. 2026-06-01
    days on market $30,000 Take Backups 19 DOM
16. 2026-05-31
    days on market $30,000 Take Backups 18 DOM
17. 2026-05-30
    days on market $30,000 Take Backups 17 DOM
18. 2026-05-14
    price $30,000 777-char remark
19. 2026-05-13
    listed $15,000 New Listing 777-char remark
20. 2025-01-24
    historical
21. 2024-07-31
    listed $30,000 New Listing
22. 2023-03-02
    soldstatus $17,000
23. 1990-03-15
    soldstatus $22,000

ⓘ 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: $278 · $23/mo
• Projected year-2 tax: $278 · $23/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 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: $9,813
• − Mortgage interest: −$1,680
• − Property taxes: −$278
• − Insurance: −$150
• − Repairs & maintenance: −$785
• − Management: −$785
• − Depreciation: −$873
• Taxable income: $5,262
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $4,174/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

+36.4% since first listed

8 events — show timeline

• 2026-06-01 Relisted — CARMLS
• 2026-05-28 Contingent — CARMLS
• 2026-05-14 Price Changed $30,000 CARMLS
• 2026-05-13 Listed $15,000 CARMLS
• 2025-01-24 Listing Removed — CARMLS
• 2024-07-31 Listed $30,000 CARMLS
• 2023-03-02 Sold (Public Records) $17,000 Public Records
• 1990-03-15 Sold (Public Records) $22,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $278 · +0.3% YoY. Source: county tax records.