1501 Blackhawk Ridge Ln · Pine Bluff, AR 71603

$119,000

3 bd · 2.0 ba · 1,645 sqft · SingleFamily public records · 125 Days on market

Built 1979 8,712 sqft lot $72/sqft · 31% below area Est $172k · 31% under

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Why this score? — see what drove the C- 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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.9/10.0
• 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

This brick home is waiting for it's new owner!! This home features 3 bedrooms and 2 baths, fireplace, 2 car garage, fenced in backyard! This home is all electric. Call today to schedule your appointment!! * * Agents see Remarks * *

Key facts

• Fenced in backyard
• All electric
• Detached

Tags

• FENCED IN BACKYARD
• ALL ELECTRIC
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (0.7% below list).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

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 $823 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1979 — 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: 0.99% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

• ARV (median comp): $171,634
• List price: $119,000
• Delta: -30.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 Blackhawk Ridge Ln	0.00mi	3/2.0	1,645 (0%)	0mo	$115,000	$70	100
1407 Blackhawk Ridge Ln	0.01mi	3/2.0	1,646 (+0%)	8mo	$135,000	$82	92
1304 Blackhawk	0.09mi	3/2.0	1,702 (+4%)	1mo	$78,000	$46	89
1502 Blackhawk Ridge Ln	0.03mi	3/2.0	1,693 (+3%)	13mo	$183,500	$108	83
6600 S Mulberry St	0.34mi	4/2.0 (+1)	1,645 (0%)	3mo	$90,000	$55	77
1403 Silver Fox Ln	0.13mi	3/2.0	1,591 (-3%)	20mo	$167,500	$105	72
1502 War Eagle Dr	0.33mi	3/2.0	1,561 (-5%)	19mo	$193,000	$124	60
2005 Wellington Dr	0.47mi	3/2.0	1,880 (+14%)	3mo	$177,000	$94	52
6102 S Mulberry	0.19mi	3/2.0	1,424 (-13%)	22mo	$154,900	$109	51

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-11,822
• Equity at exit: $17,743

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-649
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$143 /mo · $1,710/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $117

Break-even live

Break-even rent $1,033

Max offer price $119,000

Occupancy floor 85%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-04
   status Under Contract 237-char remark

   Show marketing remark (237 chars)

   This brick home is waiting for it's new owner!! This home features 3 bedrooms and 2 baths, fireplace, 2 car garage, fenced in backyard! This home is all electric. Call today to schedule your appointment!! * * Agents see Remarks * *

2. 2026-03-13
   price $119,000 237-char remark

   Show marketing remark (237 chars)

   This brick home is waiting for it's new owner!! This home features 3 bedrooms and 2 baths, fireplace, 2 car garage, fenced in backyard! This home is all electric. Call today to schedule your appointment!! * * Agents see Remarks * *

3. 2025-12-27
   listed $129,900 New Listing 237-char remark

   Show marketing remark (237 chars)

   This brick home is waiting for it's new owner!! This home features 3 bedrooms and 2 baths, fireplace, 2 car garage, fenced in backyard! This home is all electric. Call today to schedule your appointment!! * * Agents see Remarks * *

4. 2025-10-01
   historical
5. 2025-06-10
   price $136,900
6. 2025-04-09
   price $139,900
7. 2025-02-14
   price $144,900
8. 2024-12-20
   listed $149,000 New Listing
9. 2022-11-30
   soldstatus $156,000 Sold
10. 2022-11-30
    soldstatus $156,000
11. 2022-10-11
    status Under Contract
12. 2022-10-04
    price $155,000
13. 2022-09-26
    price $160,000
14. 2022-08-31
    listed $165,000 New Listing
15. 2007-05-04
    soldstatus $94,000
16. 2007-05-01
    soldstatus $93,500
17. 2007-04-03
    historical
18. 2007-03-23
    listed $96,500
19. 2003-08-29
    soldstatus $83,500

ⓘ 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: $1,710 · $143/mo
• Projected year-2 tax: $1,710 · $143/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°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: $14,173
• − Mortgage interest: −$6,666
• − Property taxes: −$1,710
• − Insurance: −$595
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$3,462
• Taxable loss: −$527
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $1,530/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

+42.5% since first listed

19 events — show timeline

• 2026-05-04 Pending — CARMLS
• 2026-03-13 Price Changed $119,000 CARMLS
• 2025-12-27 Listed $129,900 CARMLS
• 2025-10-01 Listing Removed — CARMLS
• 2025-06-10 Price Changed $136,900 CARMLS
• 2025-04-09 Price Changed $139,900 CARMLS
• 2025-02-14 Price Changed $144,900 CARMLS
• 2024-12-20 Listed $149,000 CARMLS
• 2022-11-30 Sold (Public Records) $156,000 Public Records
• 2022-11-30 Sold (MLS) $156,000 CARMLS
• 2022-10-11 Pending — CARMLS
• 2022-10-04 Price Changed $155,000 CARMLS
• 2022-09-26 Price Changed $160,000 CARMLS
• 2022-08-31 Listed $165,000 CARMLS
• 2007-05-04 Sold (Public Records) $94,000 Public Records
• 2007-05-01 Sold (MLS) $93,500 CARMLS
• 2007-04-03 Listing Removed — CARMLS
• 2007-03-23 Listed $96,500 CARMLS
• 2003-08-29 Sold (Public Records) $83,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,710 · +41.4% YoY. Source: county tax records.