1734 E Circle Dr · Pine Bluff, AR 71603

$14,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 128 Days on market

Built 1944 $17/sqft · 53% below area

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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
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

2 bedroom 1 bath home offering a great opportunity for investors or buyers seeking a renovation project. Property is in need of extensive repairs and updates throughout. Sold as-is. Owner financing available with acceptable down payment and terms. Ideal for rehab, rental, or value-add investment. Property will be conveyed with a limited warranty deed. AGENTS SEE REMARKS

Key facts

• Built 1944
• Listed 127 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($795 rent vs $14k).
• Recommended offer: $12k (12.0% below list) — sets the bar for market timing.
• Cap rate 51.8% 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; 16 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 $97 of loan paydown is wiped out by about $420 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $12,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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. 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?
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: 5.68% ✓
• Cap rate: 51.84%
• Cash-on-cash: 162.66%
• DSCR: 8.24
• GRM: 1.5

CMA / ARV

• ARV (median comp): $29,777
• List price: $14,000
• Delta: -52.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1807 W 27th Ave	0.59mi	2/1.0	811 (+0%)	4mo	$24,000	$30	69
1600 Willow	0.32mi	2/1.0	896 (+11%)	21mo	$15,000	$17	50
2006 W 24th St	0.39mi	3/1.0 (+1)	907 (+12%)	13mo	$20,000	$22	46
2405 S Linden St	0.65mi	1/1.0 (-1)	728 (-10%)	24mo	$33,000	$45	28

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: —
• Equity multiple: 9.06×
• Total profit: $31,585
• Equity at exit: $2,087

10-year hold

• IRR: —
• Equity multiple: 19.15×
• Total profit: $71,130
• Equity at exit: $1,210

Cash invested: $3,920 (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: 1.5×

Monthly cashflow live

• Estimated rent: $795 high
• Mortgage (P&I): −$73
• Tax from tax record: −$17 /mo · $210/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $531

Break-even live

Break-even rent $122

Max offer price $14,000

Occupancy floor 28%

Sensitivity live

Price	-10% $539	-5% $535	+0% $531	+5% $527	+10% $523
Rent	-10% $469	-5% $500	+0% $531	+5% $563	+10% $594
Rate	-1.0pp $538	-0.5pp $535	base $531	+0.5pp $528	+1.0pp $524

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: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	45d	1	0.47mi
2319 W 27th Ave Unit B Pine Bluff, AR	2.0	1.0	907	$795	$0.88	45d	1	0.61mi
2001 W 28th Ave Pine Bluff, AR	2.0	1.0	729	$750	$1.03	45d	1	0.66mi
1907 W 28th Ave Pine Bluff, AR	3.0	1.5	947	$1,150	$1.21	45d	1	0.66mi
2600 W 30th Ave Unit 2 Pine Bluff, AR	1.0	1.0	570	$650	$1.14	45d	1	0.89mi
2810 S Poplar St Unit 8 Pine Bluff, AR	1.0	1.0	1040	$759	$0.73	45d	1	0.94mi
2600 S Beech St Pine Bluff, AR	1.0	1.0	650	$495	$0.76	45d	1	0.96mi
3109 Daffodil St Pine Bluff, AR	3.0	1.0	980	$825	$0.84	45d	1	0.97mi
501 W 12th Ave Apt 6 Pine Bluff, AR	2.0	1.0	773	$700	$0.91	45d	1	1.00mi
2404 S Walnut St Pine Bluff, AR	2.0	1.0	1100	$700	$0.64	45d	1	1.06mi
3720 Miramar Dr Unit 13 Pine Bluff, AR	1.0	1.0	550	$650	$1.18	45d	1	1.08mi
3008 S Elm St Pine Bluff, AR	2.0	1.0	802	$1,200	$1.50	45d	1	1.09mi
301 W 11th Ave Unit 1 Pine Bluff, AR	2.0	1.0	858	$675	$0.79	45d	1	1.15mi
301 W 33rd Ave Pine Bluff, AR	2.0	1.5	871	$760	$0.87	45d	1	1.45mi
1901 W 40th Ave Pine Bluff, AR	2.0	1.0	854	$765	$0.90	45d	1	1.47mi
6 Duplexes Pine Bluff, AR	2.0	1.5–2.0	858	$772	$0.90	45d	5	1.48mi

Listing history 15 events

1. 2026-06-15
   days on market $14,000 Active 128 DOM
2. 2026-06-14
   days on market $14,000 Active 126 DOM
3. 2026-06-12
   days on market $14,000 Active 125 DOM
4. 2026-06-09
   days on market $14,000 Active 122 DOM
5. 2026-06-08
   days on market $14,000 Active 121 DOM
6. 2026-06-07
   days on market $14,000 Active 120 DOM
7. 2026-06-05
   days on market $14,000 Active 117 DOM
8. 2026-06-03
   days on market $14,000 Active 116 DOM
9. 2026-06-02
   days on market $14,000 Active 115 DOM
10. 2026-06-01
    days on market $14,000 Active 114 DOM
11. 2026-05-31
    days on market $14,000 Active 113 DOM
12. 2026-05-30
    days on market $14,000 Active 112 DOM
13. 2026-04-23
    status Back on Market 372-char remark

    Show marketing remark (372 chars)

    2 bedroom 1 bath home offering a great opportunity for investors or buyers seeking a renovation project. Property is in need of extensive repairs and updates throughout. Sold as-is. Owner financing available with acceptable down payment and terms. Ideal for rehab, rental, or value-add investment. Property will be conveyed with a limited warranty deed. AGENTS SEE REMARKS

14. 2026-04-01
    historical 372-char remark

    Show marketing remark (372 chars)

    2 bedroom 1 bath home offering a great opportunity for investors or buyers seeking a renovation project. Property is in need of extensive repairs and updates throughout. Sold as-is. Owner financing available with acceptable down payment and terms. Ideal for rehab, rental, or value-add investment. Property will be conveyed with a limited warranty deed. AGENTS SEE REMARKS

15. 2026-01-14
    listed $14,000 New Listing 372-char remark

    Show marketing remark (372 chars)

    2 bedroom 1 bath home offering a great opportunity for investors or buyers seeking a renovation project. Property is in need of extensive repairs and updates throughout. Sold as-is. Owner financing available with acceptable down payment and terms. Ideal for rehab, rental, or value-add investment. Property will be conveyed with a limited warranty deed. AGENTS SEE REMARKS

ⓘ 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: $210 · $17/mo
• Projected year-2 tax: $210 · $17/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 20% 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: $9,541
• − Mortgage interest: −$784
• − Property taxes: −$210
• − Insurance: −$70
• − Repairs & maintenance: −$763
• − Management: −$763
• − Depreciation: −$407
• Taxable income: $6,543
• Est. tax owed @ 24.0%: −$1,570
• After-tax cash flow: $4,806/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

3 events — show timeline

• 2026-04-23 Relisted — CARMLS
• 2026-04-01 Listing Removed — CARMLS
• 2026-01-14 Listed $14,000 CARMLS

Property tax history

+2.2%/yr

Latest (2025): $210 · +8.3% YoY. Source: county tax records.