2104 W 23rd · Pine Bluff, AR 71603

$87,900

3 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 106 Days on market

Built 1947

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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

Great investment property!

Key facts

• Parking
• Built 1947
• Listed 106 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($932 rent vs $88k).
• Recommended offer: $80k (9.0% 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; 6 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 $608 of loan paydown is wiped out by about $3k 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 106 days — a 9% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.
• Current owner paid $28k; list at $88k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $79,989 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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: 1.06% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.12%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $38,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2212 S Maple St	0.09mi	3/1.5	1,340 (-5%)	0mo	$42,000	$31	84
2104 W 21st Ave	0.15mi	4/2.0 (+1)	1,388 (-2%)	7mo	$50,000	$36	75
1504 W 18th Ave	0.49mi	3/2.0	1,530 (+8%)	11mo	$15,000	$10	51
2800 S Cherry St	0.68mi	3/1.5	1,546 (+9%)	3mo	$90,000	$58	49
1704 S Cedar	0.46mi	3/2.0	1,586 (+12%)	7mo	$43,000	$27	48
1521 S Maple	0.51mi	3/1.5	1,290 (-9%)	15mo	$2,500	$2	47
1906 Edmar Dr	0.74mi	3/1.0	1,267 (-10%)	2mo	$42,500	$34	46
3003 Jonquil St	0.69mi	3/1.0	1,218 (-14%)	3mo	$9,000	$7	42
1705 W 29th Ave	0.46mi	3/2.0	1,599 (+13%)	14mo	$36,500	$23	42
1508 W 18th Ave	0.48mi	3/2.0	1,611 (+14%)	12mo	$15,000	$9	41
1911 W 30th Ave	0.48mi	3/2.0	1,224 (-14%)	16mo	$17,000	$14	38
3101 S Ash St	0.72mi	3/1.5	1,228 (-13%)	16mo	$33,500	$27	29

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,062
• Equity at exit: $13,106

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $15,954
• Equity at exit: $7,600

Cash invested: $24,612 (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: 7.9×

Monthly cashflow live

• Estimated rent: $932 high
• Mortgage (P&I): −$461
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $208

Break-even live

Break-even rent $670

Max offer price $87,900

Occupancy floor 73%

Sensitivity live

Price	-10% $257	-5% $232	+0% $208	+5% $183	+10% $158
Rent	-10% $134	-5% $171	+0% $208	+5% $244	+10% $281
Rate	-1.0pp $252	-0.5pp $230	base $208	+0.5pp $185	+1.0pp $162

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2319 W 27th Ave Unit B Pine Bluff, AR	2.0	1.0	907	$795	$0.88	44d	1	0.28mi
1907 W 28th Ave Pine Bluff, AR	3.0	1.5	947	$1,150	$1.21	44d	1	0.33mi
3109 Daffodil St Pine Bluff, AR	3.0	1.0	980	$825	$0.84	44d	1	0.81mi
1107 S Cypress St Unit 1 Pine Bluff, AR	2.0	1.0	875	$700	$0.80	44d	1	0.82mi
2404 S Walnut St Pine Bluff, AR	2.0	1.0	1100	$700	$0.64	44d	1	1.04mi
304 W Harding Ave Unit 3 Pine Bluff, AR	2.0	1.0	1180	$715	$0.61	44d	1	1.17mi

Listing history 7 events

1. 2023-06-04
   status Under Contract
2. 2023-04-26
   price $87,900
3. 2023-02-17
   listed $89,900 New Listing
4. 2022-08-31
   soldstatus $28,000 Sold 26-char remark

   Show marketing remark (26 chars)

   Great investment property!

5. 2022-08-31
   soldstatus $28,000

   Show marketing remark (26 chars)

   Great investment property!

6. 2022-07-22
   listed $28,000 26-char remark

   Show marketing remark (26 chars)

   Great investment property!

7. 2022-07-22
   historical 26-char remark

   Show marketing remark (26 chars)

   Great investment property!

ⓘ 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: $377 · $31/mo
• Projected year-2 tax: $563 · $47/mo
• Expected delta: +$186/yr (+$15/mo · 49.3%)

ⓘ 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 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: $11,187
• − Mortgage interest: −$4,924
• − Property taxes: −$377
• − Insurance: −$440
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$2,557
• Taxable income: $1,100
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $2,226/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

+213.9% since first listed

7 events — show timeline

• 2023-06-04 Pending — CARMLS
• 2023-04-26 Price Changed $87,900 CARMLS
• 2023-02-17 Listed $89,900 CARMLS
• 2022-08-31 Sold (Public Records) $28,000 Public Records
• 2022-08-31 Sold (MLS) $28,000 CARMLS
• 2022-07-22 Listing Removed — CARMLS
• 2022-07-22 Listed $28,000 CARMLS

Property tax history

+3.2%/yr

Latest (2025): $377 · +0.0% YoY. Source: county tax records.