3000 S Cherry St · Pine Bluff, AR 71603

$75,000

3 bd · 2.0 ba · 1,922 sqft · SingleFamily public records · 89 Days on market

Built 1919 9,147 sqft lot $39/sqft · 32% below area Est $111k · 32% under

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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

Short Sale Opportunity! Historic home with timeless character and strong potential. Property is being sold as-is and is subject to lienholder approval. Ideal for investors or buyers looking to restore and build equity. Don’t miss this chance to bring new life to a classic property. Agents please see confidential remarks.

Key facts

• 9,147 sq ft lot
• 4 parking spots
• Built 1919

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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; 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1919 — 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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 1919 — 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: 1.61% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.37%
• DSCR: 2.13
• GRM: 5.2

CMA / ARV

• ARV (median comp): $111,049
• List price: $75,000
• Delta: -32.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3100 S Mulberry St	0.13mi	3/2.0	2,080 (+8%)	6mo	$75,000	$36	75
810 Hudson	0.19mi	3/2.0	2,038 (+6%)	11mo	$133,500	$66	72
820 W 34th Ave	0.32mi	3/2.0	2,037 (+6%)	7mo	$137,000	$67	69
1604 W 31st	0.32mi	3/2.0	1,728 (-10%)	4mo	$60,000	$35	65
3516 S Cherry St	0.38mi	3/2.0	2,064 (+7%)	12mo	$50,000	$24	60
1403 Arrowhead	0.55mi	3/2.0	1,853 (-4%)	14mo	$174,500	$94	57
1303 Arrowhead Pl	0.53mi	3/2.0	1,846 (-4%)	14mo	$115,000	$62	57
505 W 33rd Ave	0.39mi	4/2.0 (+1)	2,185 (+14%)	4mo	$170,000	$78	51
604 W 37th Ave	0.58mi	2/2.0 (-1)	2,079 (+8%)	7mo	$139,000	$67	48
3520 Cherry	0.40mi	4/2.0 (+1)	2,172 (+13%)	12mo	$25,000	$12	45
900 W 37th	0.51mi	2/2.0 (-1)	1,643 (-14%)	4mo	$50,000	$30	44
2205 W 34th Ave	0.69mi	4/2.0 (+1)	2,088 (+9%)	11mo	$155,000	$74	39

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: 18.9%
• Equity multiple: 1.77×
• Total profit: $16,132
• Equity at exit: $11,183

10-year hold

• IRR: 27.3%
• Equity multiple: 3.40×
• Total profit: $50,505
• Equity at exit: $6,485

Cash invested: $21,000 (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 71603

• Home prices YoY: -26.0%
• Active inventory: 212
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $444

Break-even live

Break-even rent $645

Max offer price $75,000

Occupancy floor 58%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-05-30
   days on market $75,000 Active 89 DOM
2. 2026-04-25
   price $75,000 328-char remark

   Show marketing remark (328 chars)

   Short Sale Opportunity! Historic home with timeless character and strong potential. Property is being sold as-is and is subject to lienholder approval. Ideal for investors or buyers looking to restore and build equity. Don’t miss this chance to bring new life to a classic property. Agents please see confidential remarks.

3. 2026-03-25
   price $85,000 328-char remark

   Show marketing remark (328 chars)

   Short Sale Opportunity! Historic home with timeless character and strong potential. Property is being sold as-is and is subject to lienholder approval. Ideal for investors or buyers looking to restore and build equity. Don’t miss this chance to bring new life to a classic property. Agents please see confidential remarks.

4. 2026-03-10
   price $95,000 328-char remark

   Show marketing remark (328 chars)

   Short Sale Opportunity! Historic home with timeless character and strong potential. Property is being sold as-is and is subject to lienholder approval. Ideal for investors or buyers looking to restore and build equity. Don’t miss this chance to bring new life to a classic property. Agents please see confidential remarks.

5. 2026-03-02
   listed $100,000 New Listing 328-char remark

   Show marketing remark (328 chars)

   Short Sale Opportunity! Historic home with timeless character and strong potential. Property is being sold as-is and is subject to lienholder approval. Ideal for investors or buyers looking to restore and build equity. Don’t miss this chance to bring new life to a classic property. Agents please see confidential remarks.

6. 2025-12-17
   historical
7. 2025-11-19
   price $134,900
8. 2025-09-21
   price $135,000
9. 2025-08-19
   price $140,000
10. 2025-07-24
    price $150,000
11. 2025-06-27
    listed $155,000 New Listing
12. 2022-11-29
    soldstatus $132,000
13. 2022-10-26
    historical
14. 2022-09-27
    status Back on Market
15. 2022-09-22
    historical Take Backups
16. 2022-09-08
    price $125,000
17. 2022-08-29
    status Back on Market
18. 2022-08-13
    historical Take Backups
19. 2022-07-25
    listed $129,000 New Listing
20. 2022-06-16
    historical
21. 2022-06-05
    price $159,000
22. 2022-05-26
    listed $169,000 New Listing
23. 2022-03-25
    soldstatus $55,000 Sold
24. 2022-03-18
    soldstatus $55,000
25. 2022-02-05
    historical Take Backups
26. 2021-09-23
    status Back on Market
27. 2021-09-08
    historical Take Backups
28. 2021-08-23
    listed $50,000 New Listing
29. 2010-06-02
    soldstatus $55,000
30. 2007-03-21
    soldstatus $62,000
31. 2006-04-18
    soldstatus $25,000
32. 1989-02-21
    soldstatus $15,000

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,016 · $85/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 ≥111°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: $14,478
• − Mortgage interest: −$4,201
• − Property taxes: −$1,016
• − Insurance: −$375
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,182
• Taxable income: $4,388
• Est. tax owed @ 24.0%: −$1,053
• After-tax cash flow: $4,274/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

+400.0% since first listed

31 events — show timeline

• 2026-04-25 Price Changed $75,000 CARMLS
• 2026-03-25 Price Changed $85,000 CARMLS
• 2026-03-10 Price Changed $95,000 CARMLS
• 2026-03-02 Listed $100,000 CARMLS
• 2025-12-17 Listing Removed — CARMLS
• 2025-11-19 Price Changed $134,900 CARMLS
• 2025-09-21 Price Changed $135,000 CARMLS
• 2025-08-19 Price Changed $140,000 CARMLS
• 2025-07-24 Price Changed $150,000 CARMLS
• 2025-06-27 Listed $155,000 CARMLS
• 2022-11-29 Sold (Public Records) $132,000 Public Records
• 2022-10-26 Listing Removed — CARMLS
• 2022-09-27 Relisted — CARMLS
• 2022-09-22 Contingent — CARMLS
• 2022-09-08 Price Changed $125,000 CARMLS
• 2022-08-29 Relisted — CARMLS
• 2022-08-13 Contingent — CARMLS
• 2022-07-25 Listed $129,000 CARMLS
• 2022-06-16 Listing Removed — CARMLS
• 2022-06-05 Price Changed $159,000 CARMLS
• 2022-05-26 Listed $169,000 CARMLS
• 2022-03-25 Sold (MLS) $55,000 CARMLS
• 2022-03-18 Sold (Public Records) $55,000 Public Records
• 2022-02-05 Contingent — CARMLS
• 2021-09-23 Relisted — CARMLS
• 2021-09-08 Contingent — CARMLS
• 2021-08-23 Listed $50,000 CARMLS
• 2010-06-02 Sold (Public Records) $55,000 Public Records
• 2007-03-21 Sold (Public Records) $62,000 Public Records
• 2006-04-18 Sold (Public Records) $25,000 Public Records
• 1989-02-21 Sold (Public Records) $15,000 Public Records

Property tax history

+33.7%/yr

Latest (2025): $1,016 · -9.0% YoY. Source: county tax records.