900 Barrow Dr · Pine Bluff, AR 71601

$13,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 74 Days on market

Built 1962 6,969 sqft lot $15/sqft · 78% 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
• 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 MLS

TOTAL REMODEL!! ATTENTION INVESTORS!! 3BD, 1BA in the well established Broadmoor Sudivision. .. IDEAL FLIP OR PORTFOLIO ADD. .. . WE HAVE RENOVATION LOANS AVAIALE FOR FIRST TIME BUYERS, VETERANS OR INVESTOR INTERESTED IN THIS AMAZING DEAL. .. WILL NOT LAST LONG! ((CLEAN OUT & UP IS UNDERWAY)) * * * * * * * AGENTS SEE REMARKS * * * * * * *

Key facts

• 6,969 sq ft lot
• Built 1962
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($725 rent vs $14k).
• Recommended offer: $13k (6.0% below list) — sets the bar for market timing.
• Cap rate 47.0% 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; 2 comparable units currently listed for rent nearby; 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 $96 of loan paydown is wiped out by about $417 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 74 days — a 6% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $13,066 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1962 — 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: 5.22% ✓
• Cap rate: 46.98%
• Cash-on-cash: 145.32%
• DSCR: 7.47
• GRM: 1.6

CMA / ARV

• ARV (median comp): $81,836
• List price: $13,900
• Delta: -83.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Bloomfield Dr	0.10mi	3/1.0	912 (-3%)	16mo	$22,000	$24	78
1411 Bailey St	0.37mi	3/1.0	972 (+4%)	15mo	$53,000	$55	64
1306 Boston Dr	0.33mi	3/1.0	875 (-6%)	12mo	$70,000	$80	64
2706 Claremont St	0.50mi	3/1.0	962 (+3%)	12mo	$73,000	$76	62
1203 Brentwood Dr	0.23mi	3/1.5	1,035 (+11%)	19mo	$104,500	$101	54
2805 Belmoor Dr	0.57mi	3/1.0	1,026 (+10%)	11mo	$55,000	$54	48
1703 Belmoor Dr	0.46mi	3/1.0	1,045 (+12%)	23mo	$74,000	$71	40
5801,05,07 Womack	0.64mi	2/1.0 (-1)	1,024 (+9%)	13mo	$15,000	$15	38

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: 8.14×
• Total profit: $27,780
• Equity at exit: $2,073

10-year hold

• IRR: —
• Equity multiple: 17.16×
• Total profit: $62,903
• Equity at exit: $1,202

Cash invested: $3,892 (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: 1.6×

Monthly cashflow live

• Estimated rent: $725 medium
• Mortgage (P&I): −$73
• Tax from tax record: −$23 /mo · $277/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$152
• Net cashflow: $471

Break-even live

Break-even rent $129

Max offer price $13,900

Occupancy floor 30%

Sensitivity live

Price	-10% $479	-5% $475	+0% $471	+5% $467	+10% $463
Rent	-10% $414	-5% $443	+0% $471	+5% $500	+10% $529
Rate	-1.0pp $478	-0.5pp $475	base $471	+0.5pp $468	+1.0pp $464

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: $3,475
• Closing costs: $417
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.37mi
301 W 11th Ave Unit 1 Pine Bluff, AR	2.0	1.0	858	$675	$0.79	44d	1	1.46mi

Listing history 19 events

1. 2026-06-19
   days on market $13,900 Active 74 DOM
2. 2026-06-18
   days on market $13,900 Active 73 DOM
3. 2026-06-17
   days on market $13,900 Active 72 DOM
4. 2026-06-16
   days on market $13,900 Active 71 DOM
5. 2026-06-15
   days on market $13,900 Active 70 DOM
6. 2026-06-14
   days on market $13,900 Active 68 DOM
7. 2026-06-12
   days on market $13,900 Active 67 DOM
8. 2026-06-09
   days on market $13,900 Active 64 DOM
9. 2026-06-08
   days on market $13,900 Active 63 DOM
10. 2026-06-07
    days on market $13,900 Active 62 DOM
11. 2026-06-05
    days on market $13,900 Active 59 DOM
12. 2026-06-03
    days on market $13,900 Active 58 DOM
13. 2026-06-02
    days on market $13,900 Active 57 DOM
14. 2026-06-01
    days on market $13,900 Active 56 DOM
15. 2026-05-31
    days on market $13,900 Active 55 DOM
16. 2026-05-30
    days on market $13,900 Active 54 DOM
17. 2026-04-16
    price $13,900 359-char remark

    Show marketing remark (359 chars)

    TOTAL REMODEL!! ATTENTION INVESTORS!! 3BD, 1BA in the well established Broadmoor Sudivision. .. IDEAL FLIP OR PORTFOLIO ADD. .. . WE HAVE RENOVATION LOANS AVAIALE FOR FIRST TIME BUYERS, VETERANS OR INVESTOR INTERESTED IN THIS AMAZING DEAL. .. WILL NOT LAST LONG! ((CLEAN OUT & UP IS UNDERWAY)) * * * * * * * AGENTS SEE REMARKS * * * * * * *

18. 2026-04-06
    listed $17,900 New Listing 359-char remark

    Show marketing remark (359 chars)

    TOTAL REMODEL!! ATTENTION INVESTORS!! 3BD, 1BA in the well established Broadmoor Sudivision. .. IDEAL FLIP OR PORTFOLIO ADD. .. . WE HAVE RENOVATION LOANS AVAIALE FOR FIRST TIME BUYERS, VETERANS OR INVESTOR INTERESTED IN THIS AMAZING DEAL. .. WILL NOT LAST LONG! ((CLEAN OUT & UP IS UNDERWAY)) * * * * * * * AGENTS SEE REMARKS * * * * * * *

19. 2007-08-15
    soldstatus $10,000

ⓘ 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: $277 · $23/mo
• Projected year-2 tax: $277 · $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 · 68% 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: $8,705
• − Mortgage interest: −$779
• − Property taxes: −$277
• − Insurance: −$70
• − Repairs & maintenance: −$696
• − Management: −$696
• − Depreciation: −$404
• Taxable income: $5,783
• Est. tax owed @ 24.0%: −$1,388
• After-tax cash flow: $4,268/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

+39.0% since first listed

3 events — show timeline

• 2026-04-16 Price Changed $13,900 CARMLS
• 2026-04-06 Listed $17,900 CARMLS
• 2007-08-15 Sold (Public Records) $10,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $277 · +0.3% YoY. Source: county tax records.