6328 Sheridan Rd · Pine Bluff, AR 71602

$79,900

3 bd · 1.0 ba · 1,181 sqft · SingleFamily public records · 263 Days on market

Built 1957 $68/sqft · 45% below area Est $145k · 45% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PERFECT STARER HOME !! Three bedroom and one bath home waiting for you! Situated on a large lot with lots of room. Fenced in back yard, as well as more areas to even build a shop on!! Call today to go take a look! Home issuing sold AS-IS.

Key facts

• Large lot
• Fenced in back yard
• Build a shop

Tags

• LARGE LOT
• FENCED IN BACK YARD
• BUILD A SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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.
• White Hall School District (rural): math 36% / reading 38% proficiency, ranked #86 of 238 in AR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $40k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 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 1957 — 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: 1.45% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.73%
• DSCR: 1.92
• GRM: 5.8

CMA / ARV

• ARV (median comp): $145,021
• List price: $79,900
• Delta: -44.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2305 Betty St	0.11mi	3/2.0	1,251 (+6%)	8mo	$107,500	$86	74
6605 Sheridan Rd	0.29mi	3/1.5	1,224 (+4%)	5mo	$80,000	$65	74
7208 Oxford	0.52mi	3/1.0	1,134 (-4%)	4mo	$105,000	$93	66
6907 Brierwood	0.20mi	3/2.0	1,314 (+11%)	17mo	$159,900	$122	54
6710 Sheridan Rd	0.45mi	3/2.0	1,328 (+12%)	5mo	$165,000	$124	50

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: 13.1%
• Equity multiple: 1.52×
• Total profit: $11,665
• Equity at exit: $11,913

10-year hold

• IRR: 21.9%
• Equity multiple: 2.87×
• Total profit: $41,856
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$76 /mo · $907/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $386

Break-even live

Break-even rent $668

Max offer price $79,900

Occupancy floor 62%

Sensitivity live

Price	-10% $432	-5% $409	+0% $386	+5% $364	+10% $341
Rent	-10% $295	-5% $341	+0% $386	+5% $432	+10% $478
Rate	-1.0pp $427	-0.5pp $407	base $386	+0.5pp $366	+1.0pp $345

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $79,900 Active 263 DOM
2. 2026-06-18
   days on market $79,900 Active 262 DOM
3. 2026-06-17
   days on market $79,900 Active 261 DOM
4. 2026-06-16
   days on market $79,900 Active 260 DOM
5. 2026-06-15
   days on market $79,900 Active 259 DOM
6. 2026-06-14
   days on market $79,900 Active 257 DOM
7. 2026-06-12
   days on market $79,900 Active 256 DOM
8. 2026-06-09
   days on market $79,900 Active 253 DOM
9. 2026-06-08
   days on market $79,900 Active 252 DOM
10. 2026-06-07
    days on market $79,900 Active 251 DOM
11. 2026-06-05
    days on market $79,900 Active 248 DOM
12. 2026-06-03
    days on market $79,900 Active 247 DOM
13. 2026-06-02
    days on market $79,900 Active 246 DOM
14. 2026-06-01
    days on market $79,900 Active 245 DOM
15. 2026-05-31
    days on market $79,900 Active 244 DOM
16. 2026-05-30
    days on market $79,900 Active 243 DOM
17. 2026-05-13
    price $79,900 240-char remark

    Show marketing remark (240 chars)

    PERFECT STARER HOME !! Three bedroom and one bath home waiting for you! Situated on a large lot with lots of room. Fenced in back yard, as well as more areas to even build a shop on!! Call today to go take a look! Home issuing sold AS-IS.

18. 2026-05-05
    price $85,000 240-char remark

    Show marketing remark (240 chars)

    PERFECT STARER HOME !! Three bedroom and one bath home waiting for you! Situated on a large lot with lots of room. Fenced in back yard, as well as more areas to even build a shop on!! Call today to go take a look! Home issuing sold AS-IS.

19. 2026-04-10
    status Back on Market 240-char remark

    Show marketing remark (240 chars)

    PERFECT STARER HOME !! Three bedroom and one bath home waiting for you! Situated on a large lot with lots of room. Fenced in back yard, as well as more areas to even build a shop on!! Call today to go take a look! Home issuing sold AS-IS.

20. 2026-04-01
    historical 240-char remark

    Show marketing remark (240 chars)

    PERFECT STARER HOME !! Three bedroom and one bath home waiting for you! Situated on a large lot with lots of room. Fenced in back yard, as well as more areas to even build a shop on!! Call today to go take a look! Home issuing sold AS-IS.

21. 2026-01-05
    price $90,000 240-char remark

    Show marketing remark (240 chars)

    PERFECT STARER HOME !! Three bedroom and one bath home waiting for you! Situated on a large lot with lots of room. Fenced in back yard, as well as more areas to even build a shop on!! Call today to go take a look! Home issuing sold AS-IS.

22. 2025-12-03
    price $99,000 240-char remark

    Show marketing remark (240 chars)

    PERFECT STARER HOME !! Three bedroom and one bath home waiting for you! Situated on a large lot with lots of room. Fenced in back yard, as well as more areas to even build a shop on!! Call today to go take a look! Home issuing sold AS-IS.

23. 2025-09-19
    listed $120,000 New Listing 240-char remark

    Show marketing remark (240 chars)

    PERFECT STARER HOME !! Three bedroom and one bath home waiting for you! Situated on a large lot with lots of room. Fenced in back yard, as well as more areas to even build a shop on!! Call today to go take a look! Home issuing sold AS-IS.

24. 2023-09-28
    soldstatus $60,000 Sold 179-char remark

    Show marketing remark (179 chars)

    Adorable two bedroom one bath home in White Hall School District. This home is the perfect starter home or investment property! Don't miss out! Seller selling in as is condition.

25. 2023-09-27
    soldstatus $60,000
26. 2023-08-11
    price $65,000 179-char remark

    Show marketing remark (179 chars)

    Adorable two bedroom one bath home in White Hall School District. This home is the perfect starter home or investment property! Don't miss out! Seller selling in as is condition.

27. 2023-07-28
    price $72,500 179-char remark

    Show marketing remark (179 chars)

    Adorable two bedroom one bath home in White Hall School District. This home is the perfect starter home or investment property! Don't miss out! Seller selling in as is condition.

28. 2023-01-27
    price $99,900 179-char remark

    Show marketing remark (179 chars)

    Adorable two bedroom one bath home in White Hall School District. This home is the perfect starter home or investment property! Don't miss out! Seller selling in as is condition.

29. 2022-12-10
    price $109,900 179-char remark

    Show marketing remark (179 chars)

    Adorable two bedroom one bath home in White Hall School District. This home is the perfect starter home or investment property! Don't miss out! Seller selling in as is condition.

30. 2022-09-19
    price $114,900 179-char remark

    Show marketing remark (179 chars)

    Adorable two bedroom one bath home in White Hall School District. This home is the perfect starter home or investment property! Don't miss out! Seller selling in as is condition.

31. 2022-06-18
    listed $129,900 New Listing 179-char remark

    Show marketing remark (179 chars)

    Adorable two bedroom one bath home in White Hall School District. This home is the perfect starter home or investment property! Don't miss out! Seller selling in as is condition.

32. 2022-03-15
    soldstatus $100,000
33. 2020-09-29
    soldstatus $8,050

ⓘ 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: $907 · $76/mo
• Projected year-2 tax: $907 · $76/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 ≥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: $13,888
• − Mortgage interest: −$4,476
• − Property taxes: −$907
• − Insurance: −$400
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$2,324
• Taxable income: $3,559
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $3,782/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: White Hall School District
• NCES district ID: 0514140
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $51,633
• Composite: 32.16/100
• National rank: #5788
• State rank: #86 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

+892.5% since first listed

17 events — show timeline

• 2026-05-13 Price Changed $79,900 CARMLS
• 2026-05-05 Price Changed $85,000 CARMLS
• 2026-04-10 Relisted — CARMLS
• 2026-04-01 Listing Removed — CARMLS
• 2026-01-05 Price Changed $90,000 CARMLS
• 2025-12-03 Price Changed $99,000 CARMLS
• 2025-09-19 Listed $120,000 CARMLS
• 2023-09-28 Sold (MLS) $60,000 CARMLS
• 2023-09-27 Sold (Public Records) $60,000 Public Records
• 2023-08-11 Price Changed $65,000 CARMLS
• 2023-07-28 Price Changed $72,500 CARMLS
• 2023-01-27 Price Changed $99,900 CARMLS
• 2022-12-10 Price Changed $109,900 CARMLS
• 2022-09-19 Price Changed $114,900 CARMLS
• 2022-06-18 Listed $129,900 CARMLS
• 2022-03-15 Sold (Public Records) $100,000 Public Records
• 2020-09-29 Sold (Public Records) $8,050 Public Records

Property tax history

+3.4%/yr

Latest (2025): $907 · +0.0% YoY. Source: county tax records.