3111 W 36th Ave · Pine Bluff, AR 71603

$85,000

4 bd · 2.0 ba · 2,304 sqft · SingleFamily public records · 13 Days on market

Built 1974 8,276 sqft lot Est $166k · 49% under ↓ 44% since listing

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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
• 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

Don't miss out on this spacious 4 bedrooms, 2.5 bath home featuring living room, plus den with fireplace, covered front porch and patio, 2 car garage plus carport in the rear, partially fenced yard and outside storage area. HUD Owned Property, Case #031-395257, agents please READ confidential remarks for showing instructions and offer submission information. HUD Homes are sold As-Is.

Key facts

• Covered front porch
• Patio
• Outside storage area

Tags

• DEN WITH FIREPLACE
• COVERED FRONT PORCH
• PATIO
• PARTIALLY FENCED YARD
• OUTSIDE STORAGE AREA
• DETACHED

Property features AI

Finance

• Financial info: Potential financing: other (see remarks)

Exterior

• Parking: Garage; Carport; Additional parking (see remarks)
• Utilities: Utilities: other (see remarks)
• Home design: Brick and frame combination exterior
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Outside storage area; Paved road access; Level lot; Located inside city limits

Interior

• Kitchen: Electric range; Dishwasher
• Flooring: Carpet; Vinyl; Other (see remarks)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric cooling; Central heating
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Wood-burning site-built fireplace
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.8% 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: 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 $588 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $85,000

Questions for the listing agent

1. Built in 1974 — 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: 1.53% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.29%
• DSCR: 2.04
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $165,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3111 W 36th Ave	0.00mi	4/2.5	2,313 (+0%)	0mo	$85,000	$37	97
7 Laffite Cv	0.10mi	3/2.0 (-1)	2,393 (+4%)	11mo	$172,000	$72	75
10 La Salle Cv	0.03mi	3/2.0 (-1)	2,499 (+8%)	9mo	$13,500	$5	72
4000 S Holly St	0.37mi	4/2.5	2,258 (-2%)	15mo	$192,000	$85	65
3800 Royal Forrest Dr	0.38mi	4/2.5	2,216 (-4%)	14mo	$168,500	$76	63
3904 Royal Forest Dr	0.41mi	3/2.0 (-1)	2,015 (-12%)	1mo	$172,500	$86	54
2212 W 36th Ave	0.51mi	3/2.0 (-1)	2,124 (-8%)	11mo	$150,000	$71	49
3804 Royal Forest Dr	0.38mi	3/2.0 (-1)	2,114 (-8%)	20mo	$159,000	$75	47
2205 W 34th Ave	0.62mi	4/2.0	2,088 (-9%)	11mo	$155,000	$74	47
23 Southwood	0.63mi	4/2.0	2,100 (-9%)	13mo	$120,000	$57	45
4008 S Fir St	0.53mi	3/2.0 (-1)	2,040 (-12%)	19mo	$144,500	$71	35
2001 W 34th Ave	0.75mi	4/3.0	2,581 (+12%)	9mo	$53,500	$21	33

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: 16.3%
• Equity multiple: 1.66×
• Total profit: $15,649
• Equity at exit: $12,674

10-year hold

• IRR: 24.9%
• Equity multiple: 3.17×
• Total profit: $51,534
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $462

Break-even live

Break-even rent $718

Max offer price $85,000

Occupancy floor 60%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-04
   status Under Contract
2. 2026-04-10
   status Pending (FC, SS, REO)
3. 2026-03-28
   listed $85,000 New Listing
4. 2025-06-06
   soldstatus $151,965

ⓘ 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: $1,037 · $86/mo
• Projected year-2 tax: $1,037 · $86/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 2/10 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: $15,637
• − Mortgage interest: −$4,761
• − Property taxes: −$1,037
• − Insurance: −$425
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$2,473
• Taxable income: $4,439
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $4,477/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

-44.1% since first listed

4 events — show timeline

• 2026-05-04 Pending — CARMLS
• 2026-04-10 Pending — CARMLS
• 2026-03-28 Listed $85,000 CARMLS
• 2025-06-06 Sold (Public Records) $151,965 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,037 · -2.6% YoY. Source: county tax records.