1019 E 6th Ave · Pine Bluff, AR 71601

$30,000

3 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 20 Days on market

Built 1956 5,662 sqft lot Est $37k · 20% 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
• Appreciation +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Listing remarks

Brick Home Seeking New Owner: Loved by one family for decades, hoping to find a new owner willing to restore the pride of homeownership. Needs a new roof and some updates. Original hardwood floors, wood kitchen cabinets, with an attached carport for easy access during the rain. Nice-sized yard with great neighbors.

Key facts

• Attached carport
• Nice-sized yard
• 5,662 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• WOOD KITCHEN CABINETS
• ATTACHED CARPORT
• NICE-SIZED YARD

Property features AI

Finance

• Other: Approx. 1,334 square feet; Approx. lot size 5,763 (0.13 acres); Source: Tax records; Located in Jefferson County, Pine Bluff; subdivision: HANF ADD

Exterior

• Parking: Carport; Parking pads; Side entry parking for 2 cars
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Brick and brick & frame combination exterior; Inside city limits
• Construction: Crawl space and slab/crawl combination foundation; 3-tab shingle roof
• Exterior features: Fully and partially fenced yard with chain link fencing; Paved road access; Level lot

Interior

• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Wood and vinyl floors; Central heating; Central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($812 rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.2% 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: 90 active listings in the ZIP; 5 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 20 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.71% ✓
• Cap rate: 24.23%
• Cash-on-cash: 64.08%
• DSCR: 3.85
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $37,352
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Nebraska St	0.34mi	3/1.0	1,441 (+8%)	10mo	$50,900	$35	62
809 S Utah St	0.44mi	3/1.0	1,275 (-4%)	21mo	$52,500	$41	54
1507 E 7th	0.26mi	2/1.0 (-1)	1,176 (-12%)	15mo	$25,000	$21	51
1218 E 2nd Ave	0.29mi	3/1.0	1,496 (+12%)	23mo	$18,000	$12	47
1703 E 7th. Ave	0.37mi	2/1.0 (-1)	1,161 (-13%)	16mo	$17,000	$15	42
1312 Alabama	0.75mi	3/2.0	1,270 (-5%)	14mo	$76,000	$60	42
1718 E 5th Ave	0.38mi	4/2.5 (+1)	1,512 (+13%)	11mo	$5,000	$3	40
1310 S Indiana St	0.57mi	3/2.0	1,216 (-9%)	19mo	$33,500	$28	39
1605 S Utah	0.72mi	3/2.0	1,224 (-8%)	12mo	$119,000	$97	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: 63.2%
• Equity multiple: 3.82×
• Total profit: $23,709
• Equity at exit: $4,473

10-year hold

• IRR: 67.6%
• Equity multiple: 7.84×
• Total profit: $57,444
• 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 71601

• Home prices YoY: -2.1%
• Active inventory: 90
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $812 high
• Mortgage (P&I): −$157
• Tax from tax record: −$23 /mo · $275/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $449

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 5 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	43d	5	0.60mi
107 S Beech St Pine Bluff, AR	3.0	2.0	1346	$850	$0.63	43d	1	1.00mi
304 W Harding Ave Unit 3 Pine Bluff, AR	2.0	1.0	1180	$715	$0.61	43d	1	1.06mi
1101 Vaugine St Unit D Pine Bluff, AR	3.0	2.0	1105	$1,050	$0.95	43d	1	1.34mi
2404 S Walnut St Pine Bluff, AR	2.0	1.0	1100	$700	$0.64	43d	1	1.50mi

Listing history 16 events

1. 2026-06-19
   days on market $30,000 Active 20 DOM
2. 2026-06-18
   days on market $30,000 Active 19 DOM
3. 2026-06-17
   days on market $30,000 Active 18 DOM
4. 2026-06-16
   days on market $30,000 Active 17 DOM
5. 2026-06-15
   days on market $30,000 Active 16 DOM
6. 2026-06-14
   days on market $30,000 Active 14 DOM
7. 2026-06-12
   days on market $30,000 Active 13 DOM
8. 2026-06-09
   days on market $30,000 Active 10 DOM
9. 2026-06-08
   days on market $30,000 Active 9 DOM
10. 2026-06-07
    statusdays on market $30,000 Active 8 DOM
11. 2026-06-05
    days on market $30,000 New Listing 5 DOM
12. 2026-06-03
    days on market $30,000 New Listing 4 DOM
13. 2026-06-02
    days on market $30,000 New Listing 3 DOM
14. 2026-06-01
    days on market $30,000 New Listing 2 DOM
15. 2026-05-30
    remarks 316-char remark
16. 2026-05-30
    listed $30,000 New Listing 1 DOM

ⓘ 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: $275 · $23/mo
• Projected year-2 tax: $275 · $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 6/10 Major FEMA zone X · 73% 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: $9,741
• − Mortgage interest: −$1,680
• − Property taxes: −$275
• − Insurance: −$150
• − Repairs & maintenance: −$779
• − Management: −$779
• − Depreciation: −$873
• Taxable income: $5,204
• Est. tax owed @ 24.0%: −$1,249
• After-tax cash flow: $4,133/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
• City population: 29,578
• Population (ZIP): 13,981

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: Predominantly Black (81%)
• Race & ethnicity: Black 81% White 13% Two or more races 4% Hispanic / Latino 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -3.51%
• Current HPI: 160.3064
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-30 Listed $30,000 CARMLS

Property tax history

+3.1%/yr

Latest (2025): $275 · +8.6% YoY. Source: county tax records.