515 S Louisiana · Pine Bluff, AR 71603

$35,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 71 Days on market

Built 1954 $41/sqft · 31% below area Est $51k · 31% under ↓ 11% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Charming 2-Bedroom Home – Great Investment or First-Time Buy! This 2 bedroom, 1 bathroom home offers a functional layout with a separate dining room, perfect for gatherings or everyday living. Whether you're looking for a solid investment property or a place to call your first home, this property has great potential. New windows throughout! Don’t miss this opportunity to own a home with versatility and value!

Key facts

• Separate dining room
• Detached
• New windows

Tags

• SEPARATE DINING ROOM
• NEW WINDOWS
• DETACHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($780 rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent is only 18% of the median local income ($53k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.23% ✓
• Cap rate: 19.13%
• Cash-on-cash: 45.85%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (median comp): $51,043
• List price: $35,000
• Delta: -31.43%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.8%
• Equity multiple: 2.43×
• Total profit: $13,996
• Equity at exit: $5,219

10-year hold

• IRR: 40.7%
• Equity multiple: 4.84×
• Total profit: $37,659
• Equity at exit: $3,026

Cash invested: $9,800 (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: 3.7×

Monthly cashflow live

• Estimated rent: $780 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $308

Break-even live

Break-even rent $390

Max offer price $35,000

Occupancy floor 56%

Sensitivity live

Price	-10% $332	-5% $320	+0% $308	+5% $296	+10% $284
Rent	-10% $246	-5% $277	+0% $308	+5% $339	+10% $370
Rate	-1.0pp $326	-0.5pp $317	base $308	+0.5pp $299	+1.0pp $290

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Duplexes Pine Bluff, AR	2.0	1.5–2.0	858	$772	$0.90	44d	5	0.37mi
301 W 11th Ave Unit 1 Pine Bluff, AR	2.0	1.0	858	$675	$0.79	44d	1	0.58mi
501 W 12th Ave Apt 6 Pine Bluff, AR	2.0	1.0	773	$700	$0.91	44d	1	0.74mi
1101 Vaugine St Unit D Pine Bluff, AR	3.0	2.0	1105	$1,050	$0.95	44d	1	1.15mi
2404 S Walnut St Pine Bluff, AR	2.0	1.0	1100	$700	$0.64	44d	1	1.40mi
1107 S Cypress St Unit 1 Pine Bluff, AR	2.0	1.0	875	$700	$0.80	44d	1	1.46mi

Listing history 18 events

1. 2026-06-19
   days on market $35,000 Active 71 DOM
2. 2026-06-18
   statusdays on market $35,000 Active 70 DOM
3. 2026-06-17
   days on market $35,000 Price Change 69 DOM
4. 2026-06-16
   days on market $35,000 Price Change 68 DOM
5. 2026-06-15
   days on market $35,000 Price Change 67 DOM
6. 2026-06-14
   days on market $35,000 Price Change 65 DOM
7. 2026-06-12
   pricestatusdays on market $35,000 Price Change 64 DOM
8. 2026-06-09
   days on market $37,500 Active 61 DOM
9. 2026-06-08
   days on market $37,500 Active 60 DOM
10. 2026-06-07
    statusdays on market $37,500 Active 59 DOM
11. 2026-06-05
    days on market $37,500 Price Change 56 DOM
12. 2026-06-03
    days on market $37,500 Price Change 55 DOM
13. 2026-06-02
    days on market $37,500 Price Change 54 DOM
14. 2026-06-01
    days on market $37,500 Price Change 53 DOM
15. 2026-05-31
    days on market $37,500 Price Change 52 DOM
16. 2026-05-30
    pricestatusdays on market $37,500 Price Change 51 DOM
17. 2026-05-03
    price $39,500 426-char remark

    Show marketing remark (426 chars)

    Charming 2-Bedroom Home – Great Investment or First-Time Buy! This 2 bedroom, 1 bathroom home offers a functional layout with a separate dining room, perfect for gatherings or everyday living. Whether you're looking for a solid investment property or a place to call your first home, this property has great potential. New windows throughout! Don’t miss this opportunity to own a home with versatility and value!

18. 2026-04-09
    listed $44,500 New Listing 426-char remark

    Show marketing remark (426 chars)

    Charming 2-Bedroom Home – Great Investment or First-Time Buy! This 2 bedroom, 1 bathroom home offers a functional layout with a separate dining room, perfect for gatherings or everyday living. Whether you're looking for a solid investment property or a place to call your first home, this property has great potential. New windows throughout! Don’t miss this opportunity to own a home with versatility and value!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 77% 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: $9,362
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$972
• − Repairs & maintenance: −$749
• − Management: −$749
• − Depreciation: −$1,018
• Taxable income: $3,388
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $2,883/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

-11.2% since first listed

2 events — show timeline

• 2026-05-03 Price Changed $39,500 CARMLS
• 2026-04-09 Listed $44,500 CARMLS

Property tax history

+0.0%/yr

Latest (2025): $1 · +0.0% YoY. Source: county tax records.