4101 W 6th Ave · Pine Bluff, AR 71602

$49,500

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 38 Days on market

Built 1988 5,662 sqft lot $64/sqft · 9% below area Est $54k · 9% 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 +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL with great potential! Property offers an opportunity for rental income, renovation, or resale. Conveniently located near local amenities, shopping, schools, and major roadways. Ideal for investors or buyers looking to add value. Property to be sold as-is. Agents see remarks.

Key facts

• Major roadways
• Renovation
• Shopping

Tags

• RENTAL INCOME
• RENOVATION
• LOCAL AMENITIES
• SHOPPING
• SCHOOLS
• MAJOR ROADWAYS

Property features AI

Finance

• Other: Approximate lot dimensions 15 x 120; Approximate acreage 0.13 (per tax records); Approximate building size 768 (per tax records); Located in Monks Western subdivision, White Hall, Jefferson County

Exterior

• Parking: Carport
• Home design: Frame exterior
• Construction: 3-tab shingle roof; Other foundation (see remarks)
• Exterior features: Paved road access; Level lot; Inside city limits; Residential zoning

Interior

• Flooring: Wood
• Bathrooms: 1 full bath
• Heating & cooling: Central heat; Central cooling
• Interior features: Wood floors; Other rooms (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($758 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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.
• Watson Chapel School District (urban): math 10% / reading 12% proficiency, ranked #228 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% 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 $342 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $50k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.53% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.10%
• DSCR: 2.16
• GRM: 5.4

CMA / ARV

• ARV (median comp): $54,183
• List price: $49,500
• Delta: -8.64%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.81×
• Total profit: $11,165
• Equity at exit: $7,381

10-year hold

• IRR: 28.1%
• Equity multiple: 3.48×
• Total profit: $34,383
• Equity at exit: $4,280

Cash invested: $13,860 (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 71602

• Home prices YoY: -7.8%
• Active inventory: 90
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $758 high
• Mortgage (P&I): −$260
• Tax from tax record: −$17 /mo · $202/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$159
• Net cashflow: $301

Break-even live

Break-even rent $376

Max offer price $49,500

Occupancy floor 55%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Phyllis St White Hall, AR	2.0	1.0	840	$825	$0.98	44d	1	0.89mi
11 Shirley St White Hall, AR	2.0	1.0	820	$750	$0.91	44d	1	0.93mi
3720 Miramar Dr Unit 13 Pine Bluff, AR	1.0	1.0	550	$650	$1.18	44d	1	1.19mi
3109 Daffodil St Pine Bluff, AR	3.0	1.0	980	$825	$0.84	44d	1	1.42mi
1107 S Cypress St Unit 1 Pine Bluff, AR	2.0	1.0	875	$700	$0.80	44d	1	1.47mi

Listing history 18 events

1. 2026-06-19
   days on market $49,500 Active 38 DOM
2. 2026-06-18
   days on market $49,500 Active 37 DOM
3. 2026-06-17
   days on market $49,500 Active 36 DOM
4. 2026-06-16
   days on market $49,500 Active 35 DOM
5. 2026-06-15
   days on market $49,500 Active 34 DOM
6. 2026-06-14
   days on market $49,500 Active 32 DOM
7. 2026-06-12
   days on market $49,500 Active 31 DOM
8. 2026-06-09
   days on market $49,500 Active 28 DOM
9. 2026-06-08
   days on market $49,500 Active 27 DOM
10. 2026-06-07
    days on market $49,500 Active 26 DOM
11. 2026-06-05
    days on market $49,500 Active 23 DOM
12. 2026-06-03
    days on market $49,500 Active 22 DOM
13. 2026-06-02
    days on market $49,500 Active 21 DOM
14. 2026-06-01
    days on market $49,500 Active 20 DOM
15. 2026-05-31
    days on market $49,500 Active 19 DOM
16. 2026-05-30
    days on market $49,500 Active 18 DOM
17. 2026-05-13
    listed $49,500 New Listing 292-char remark
18. 1987-12-28
    soldstatus $29,000

ⓘ 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: $202 · $17/mo
• Projected year-2 tax: $317 · $26/mo
• Expected delta: +$114/yr (+$10/mo · 56.6%)

ⓘ 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 5/10 Major 26% 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: $9,092
• − Mortgage interest: −$2,773
• − Property taxes: −$202
• − Insurance: −$248
• − Repairs & maintenance: −$727
• − Management: −$727
• − Depreciation: −$1,440
• Taxable income: $2,975
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $2,904/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: Watson Chapel School District
• NCES district ID: 0513930
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 12% ▼ -10.00%
• Median HH income: $40,521
• Composite: 9.55/100
• National rank: #9845
• State rank: #228 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): 15,922

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -18.84%
• Current HPI: 223.9305
• 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

+70.7% since first listed

2 events — show timeline

• 2026-05-13 Listed $49,500 CARMLS
• 1987-12-28 Sold (Public Records) $29,000 Public Records

Property tax history

+84.9%/yr

Latest (2025): $202 · +8.3% YoY. Source: county tax records.