5114 Faucett Rd · Pine Bluff, AR 71603

$75,000

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 38 Days on market

Built 1972 Est $132k · 43% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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 MLS

Very neat well maintained

Key facts

• Built 1972
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($912 rent vs $75k).
• Recommended offer: $73k (3.0% 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.
• 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: 212 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $519 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 $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $75k implies a 114% 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 $72,750 (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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $131,820
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5012 Faucett	0.08mi	3/1.0	1,162 (+15%)	3mo	$114,900	$99	70
2304 Dianne Dr	0.17mi	3/1.5	1,131 (+12%)	4mo	$147,200	$130	67

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: 4.5%
• Equity multiple: 1.17×
• Total profit: $3,640
• Equity at exit: $11,183

10-year hold

• IRR: 13.9%
• Equity multiple: 2.12×
• Total profit: $23,466
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $912 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $248

Break-even live

Break-even rent $598

Max offer price $75,000

Occupancy floor 68%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4324 Union Ave Pine Bluff, AR	2.0	1.0	702	$650	$0.93	44d	1	0.94mi
3109 Daffodil St Pine Bluff, AR	3.0	1.0	980	$825	$0.84	44d	1	1.20mi

Listing history 26 events

1. 2026-06-19
   days on market $75,000 Active 38 DOM
2. 2026-06-18
   days on market $75,000 Active 37 DOM
3. 2026-06-17
   days on market $75,000 Active 36 DOM
4. 2026-06-16
   days on market $75,000 Active 35 DOM
5. 2026-06-15
   days on market $75,000 Active 34 DOM
6. 2026-06-14
   days on market $75,000 Active 32 DOM
7. 2026-06-12
   days on market $75,000 Active 31 DOM
8. 2026-06-09
   days on market $75,000 Active 28 DOM
9. 2026-06-08
   days on market $75,000 Active 27 DOM
10. 2026-06-07
    days on market $75,000 Active 26 DOM
11. 2026-06-05
    days on market $75,000 Active 23 DOM
12. 2026-06-03
    days on market $75,000 Active 22 DOM
13. 2026-06-02
    days on market $75,000 Active 21 DOM
14. 2026-06-01
    days on market $75,000 Active 20 DOM
15. 2026-05-31
    days on market $75,000 Active 19 DOM
16. 2026-05-30
    days on market $75,000 Active 18 DOM
17. 2026-05-13
    price $75,000 50-char remark
18. 2026-05-12
    listed $80,000 Active 50-char remark
19. 2024-11-12
    historical
20. 2024-11-10
    price $50,000
21. 2024-10-23
    price $63,700
22. 2024-10-14
    listed $67,000 New Listing
23. 2017-07-12
    soldstatus $35,000
24. 2017-07-06
    soldstatus $35,000 Sold

    Show marketing remark (25 chars)

    Very neat well maintained

25. 2017-05-03
    listed $35,000

    Show marketing remark (25 chars)

    Very neat well maintained

26. 2017-05-03
    historical

    Show marketing remark (25 chars)

    Very neat well maintained

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $571 · $48/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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: $10,942
• − Mortgage interest: −$4,201
• − Property taxes: −$571
• − Insurance: −$375
• − Repairs & maintenance: −$875
• − Management: −$875
• − Depreciation: −$2,182
• Taxable income: $1,862
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $2,531/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
• 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

+114.3% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $75,000 FSBO.com
• 2026-05-12 Listed $80,000 FSBO.com
• 2024-11-12 Listing Removed — CARMLS
• 2024-11-10 Price Changed $50,000 CARMLS
• 2024-10-23 Price Changed $63,700 CARMLS
• 2024-10-14 Listed $67,000 CARMLS
• 2017-07-12 Sold (Public Records) $35,000 Public Records
• 2017-07-06 Sold (MLS) $35,000 CARMLS
• 2017-05-03 Listing Removed — CARMLS
• 2017-05-03 Listed $35,000 CARMLS

Property tax history

+2.6%/yr

Latest (2025): $571 · +8.3% YoY. Source: county tax records.