6009 S Cedar St · Pine Bluff, AR 71603

$153,500

3 bd · 2.0 ba · 2,146 sqft · SingleFamily public records · 49 Days on market

Built 1988 0.37 ac lot $72/sqft · 13% below area Est $177k · 13% under

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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).

• ARV discount +13.5/15.0
• Cash flow +12.7/30.0
• DSCR +3.8/10.0
• 1% rule +2.9/10.0
• 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

2Check it out! 2146 sq. ft. home in one of the best areas has to offer; 3 bedroom, 2 full bath property ready for a buyer! Contact Jeffrey Neal at 870-718-2971

Key facts

• Spacious yard
• Easy access
• Functional layout

Tags

• SPACIOUS YARD
• FUNCTIONAL LAYOUT
• EASY ACCESS

Property features AI

Finance

• Financial info: Financing accepted: VA, FHA, Conventional, Cash
• HOA & community: Association covers insurance and water/sewer

Exterior

• Parking: 2-car parking
• Utilities: Public water; Municipal electric (Entergy); Natural gas
• Home design: Brick and frame combination exterior
• Construction: Slab foundation; Composition roof
• Exterior features: Corner lot; Paved road frontage; Inside city limits

Interior

• Kitchen: Free-standing stove; Refrigerator stays
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Smoke detectors; Security system; Ceiling fans
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $-18 ($-212/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (20.6% below list).
• Recommended offer: $122k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 9.0% in Pine Bluff — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $1k of loan paydown is wiped out by about $5k 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 49 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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.

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 $121,808 (20.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.79% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (median comp): $177,112
• List price: $153,500
• Delta: -13.33%
• 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
2005 Wellington Dr	0.30mi	3/2.0	1,880 (-12%)	3mo	$177,000	$94	63
2006 Windsor Colony Dr	0.34mi	3/2.0	2,294 (+7%)	13mo	$223,700	$98	62
1400 Blackhawk Ridge Ln	0.24mi	4/2.0 (+1)	2,012 (-6%)	15mo	$225,000	$112	61
10 Foxcroft	0.65mi	4/2.5 (+1)	2,082 (-3%)	23mo	$185,000	$89	38
7 Cromwell Cv	0.65mi	4/2.5 (+1)	2,444 (+14%)	15mo	$186,000	$76	28

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: -17.1%
• Equity multiple: 0.39×
• Total profit: $-26,029
• Equity at exit: $22,887

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-24,240
• Equity at exit: $13,272

Cash invested: $42,980 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$805
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-18

Break-even live

Break-even rent $1,240

Max offer price $150,383

Occupancy floor 96%

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: $38,375
• Closing costs: $4,605
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $153,500 Active 49 DOM
2. 2026-06-18
   days on market $153,500 Active 48 DOM
3. 2026-06-17
   days on market $153,500 Active 47 DOM
4. 2026-06-16
   days on market $153,500 Active 46 DOM
5. 2026-06-15
   days on market $153,500 Active 45 DOM
6. 2026-06-14
   days on market $153,500 Active 43 DOM
7. 2026-06-12
   days on market $153,500 Active 42 DOM
8. 2026-06-09
   days on market $153,500 Active 39 DOM
9. 2026-06-08
   days on market $153,500 Active 38 DOM
10. 2026-06-07
    statusdays on market $153,500 Active 37 DOM
11. 2026-06-05
    days on market $153,500 Price Change 34 DOM
12. 2026-06-03
    days on market $153,500 Price Change 33 DOM
13. 2026-06-02
    days on market $153,500 Price Change 32 DOM
14. 2026-06-01
    days on market $153,500 Price Change 31 DOM
15. 2026-05-31
    days on market $153,500 Price Change 30 DOM
16. 2026-05-30
    days on market $153,500 Price Change 29 DOM
17. 2026-05-01
    listed $160,000 New Listing 448-char remark
18. 2026-05-01
    historical
19. 2026-04-08
    price $177,500
20. 2026-03-07
    price $180,000
21. 2026-02-14
    price $185,000
22. 2026-01-20
    listed $195,000 New Listing
23. 2021-12-08
    soldstatus $141,680 Sold

    Show marketing remark (159 chars)

    2Check it out! 2146 sq. ft. home in one of the best areas has to offer; 3 bedroom, 2 full bath property ready for a buyer! Contact Jeffrey Neal at 870-718-2971

24. 2021-12-08
    soldstatus $142,000

    Show marketing remark (159 chars)

    2Check it out! 2146 sq. ft. home in one of the best areas has to offer; 3 bedroom, 2 full bath property ready for a buyer! Contact Jeffrey Neal at 870-718-2971

25. 2021-11-06
    status Under Contract

    Show marketing remark (159 chars)

    2Check it out! 2146 sq. ft. home in one of the best areas has to offer; 3 bedroom, 2 full bath property ready for a buyer! Contact Jeffrey Neal at 870-718-2971

26. 2021-11-03
    listed $140,000 New Listing

    Show marketing remark (159 chars)

    2Check it out! 2146 sq. ft. home in one of the best areas has to offer; 3 bedroom, 2 full bath property ready for a buyer! Contact Jeffrey Neal at 870-718-2971

27. 2019-08-09
    historical
28. 2019-07-06
    listed $140,000 New Listing
29. 2018-10-07
    historical
30. 2018-06-21
    price $130,000
31. 2018-06-07
    historical
32. 2018-06-06
    listed $150,000 New Listing
33. 2017-11-26
    price $155,000
34. 2016-10-07
    listed $150,000 New Listing
35. 2001-08-21
    soldstatus $87,000

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,332 · $111/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 ≥109°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: $14,617
• − Mortgage interest: −$8,598
• − Property taxes: −$1,332
• − Insurance: −$768
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$4,465
• Taxable loss: −$2,885
• Est. tax savings @ 24.0%: +$692
• After-tax cash flow: $481/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

+76.4% since first listed

20 events — show timeline

• 2026-05-30 Price Changed $153,500 CARMLS
• 2026-05-01 Listed $160,000 CARMLS
• 2026-05-01 Listing Removed — CARMLS
• 2026-04-08 Price Changed $177,500 CARMLS
• 2026-03-07 Price Changed $180,000 CARMLS
• 2026-02-14 Price Changed $185,000 CARMLS
• 2026-01-20 Listed $195,000 CARMLS
• 2021-12-08 Sold (Public Records) $142,000 Public Records
• 2021-12-08 Sold (MLS) $141,680 CARMLS
• 2021-11-06 Pending — CARMLS
• 2021-11-03 Listed $140,000 CARMLS
• 2019-08-09 Listing Removed — CARMLS
• 2019-07-06 Listed $140,000 CARMLS
• 2018-10-07 Listing Removed — CARMLS
• 2018-06-21 Price Changed $130,000 CARMLS
• 2018-06-07 Listing Removed — CARMLS
• 2018-06-06 Listed $150,000 CARMLS
• 2017-11-26 Price Changed $155,000 CARMLS
• 2016-10-07 Listed $150,000 CARMLS
• 2001-08-21 Sold (Public Records) $87,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,332 · -1.2% YoY. Source: county tax records.