206 Park Pl · Pine Bluff, AR 71601

$90,000

4 bd · 2.0 ba · 2,311 sqft · SingleFamily public records · 74 Days on market

Built 1919 9,583 sqft lot $39/sqft · at area comps Est $86k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.6/15.0
• Appreciation +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Listing remarks MLS

Investor Special with Historic Charm in the Heart of Pine Bluff! This 4-bedroom, 2.5-bath home is full of character and ready for its next chapter. Built in 1919, the property features many original details, including hardwood flooring and vintage lighting fixtures that add timeless appeal you simply can’t recreate. With one bedroom conveniently located downstairs and additional bedrooms upstairs, the layout offers flexibility for a variety of living arrangements. This home does require significant renovation, making it the perfect opportunity for investors, flippers, or buyers looking to restore a historic property to its former beauty. With the right vision and updates, this home could truly shine and become a standout piece of Pine Bluff charm. SOLD AS-IS. Bring your vision and make it your own!

Key facts

• Hardwood flooring
• Original details
• 9,583 sq ft lot

Tags

• HARDWOOD FLOORING
• VINTAGE LIGHTING FIXTURES
• ORIGINAL DETAILS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• 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: 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 $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $90k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — 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: 1.51% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.34%
• DSCR: 2.04
• GRM: 5.5

CMA / ARV

• ARV (median comp): $86,293
• List price: $90,000
• Delta: 4.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1610 S Olive St	0.46mi	3/1.5 (-1)	2,354 (+2%)	13mo	$162,500	$69	57
1215 Beech	0.66mi	3/3.0 (-1)	2,304 (-0%)	9mo	$105,500	$46	52
1840 S Oak St	0.60mi	3/2.0 (-1)	2,110 (-9%)	3mo	$100,000	$47	50
1307 S Alabama St	0.40mi	5/3.0 (+1)	2,616 (+13%)	20mo	$89,900	$34	34

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: 16.4%
• Equity multiple: 1.66×
• Total profit: $16,624
• Equity at exit: $13,419

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $54,653
• Equity at exit: $7,782

Cash invested: $25,200 (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 71601

• Home prices YoY: -2.1%
• Active inventory: 90
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $490

Break-even live

Break-even rent $739

Max offer price $90,000

Occupancy floor 59%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $90,000 Active 74 DOM
2. 2026-06-18
   days on market $90,000 Active 73 DOM
3. 2026-06-17
   days on market $90,000 Active 72 DOM
4. 2026-06-16
   days on market $90,000 Active 71 DOM
5. 2026-06-15
   days on market $90,000 Active 70 DOM
6. 2026-06-14
   days on market $90,000 Active 68 DOM
7. 2026-06-12
   days on market $90,000 Active 67 DOM
8. 2026-06-09
   statusdays on market $90,000 Active 64 DOM
9. 2026-06-08
   days on market $90,000 Price Change 63 DOM
10. 2026-06-07
    days on market $90,000 Price Change 62 DOM
11. 2026-06-05
    days on market $90,000 Price Change 59 DOM
12. 2026-06-03
    days on market $90,000 Price Change 58 DOM
13. 2026-06-03
    pricestatus $90,000 Price Change 57 DOM
14. 2026-06-02
    days on market $115,000 Active 57 DOM
15. 2026-06-01
    days on market $115,000 Active 56 DOM
16. 2026-05-31
    days on market $115,000 Active 55 DOM
17. 2026-05-30
    days on market $115,000 Active 54 DOM
18. 2026-04-07
    listed $115,000 New Listing 815-char remark

    Show marketing remark (815 chars)

    Investor Special with Historic Charm in the Heart of Pine Bluff! This 4-bedroom, 2.5-bath home is full of character and ready for its next chapter. Built in 1919, the property features many original details, including hardwood flooring and vintage lighting fixtures that add timeless appeal you simply can’t recreate. With one bedroom conveniently located downstairs and additional bedrooms upstairs, the layout offers flexibility for a variety of living arrangements. This home does require significant renovation, making it the perfect opportunity for investors, flippers, or buyers looking to restore a historic property to its former beauty. With the right vision and updates, this home could truly shine and become a standout piece of Pine Bluff charm. SOLD AS-IS. Bring your vision and make it your own!

19. 2016-11-15
    soldstatus $25,000
20. 2016-11-09
    soldstatus $25,000 Sold 200-char remark

    Show marketing remark (200 chars)

    Large older home at a value price. This home features 3 bedrooms, 2 1/2 bathrooms with an office that could be a 4th bedroom. Large living and dining room and double garage. Priced to move at $67,500.

21. 2016-09-26
    status Under Contract 200-char remark

    Show marketing remark (200 chars)

    Large older home at a value price. This home features 3 bedrooms, 2 1/2 bathrooms with an office that could be a 4th bedroom. Large living and dining room and double garage. Priced to move at $67,500.

22. 2016-06-10
    price $32,000 200-char remark

    Show marketing remark (200 chars)

    Large older home at a value price. This home features 3 bedrooms, 2 1/2 bathrooms with an office that could be a 4th bedroom. Large living and dining room and double garage. Priced to move at $67,500.

23. 2016-04-28
    price $48,900 200-char remark

    Show marketing remark (200 chars)

    Large older home at a value price. This home features 3 bedrooms, 2 1/2 bathrooms with an office that could be a 4th bedroom. Large living and dining room and double garage. Priced to move at $67,500.

24. 2016-04-27
    status Price Change 200-char remark

    Show marketing remark (200 chars)

    Large older home at a value price. This home features 3 bedrooms, 2 1/2 bathrooms with an office that could be a 4th bedroom. Large living and dining room and double garage. Priced to move at $67,500.

25. 2016-04-20
    historical 200-char remark

    Show marketing remark (200 chars)

    Large older home at a value price. This home features 3 bedrooms, 2 1/2 bathrooms with an office that could be a 4th bedroom. Large living and dining room and double garage. Priced to move at $67,500.

26. 2016-02-03
    listed $67,500 New Listing 200-char remark

    Show marketing remark (200 chars)

    Large older home at a value price. This home features 3 bedrooms, 2 1/2 bathrooms with an office that could be a 4th bedroom. Large living and dining room and double garage. Priced to move at $67,500.

27. 2015-09-05
    status Under Contract
28. 2015-08-08
    historical
29. 2015-08-07
    price $48,500
30. 2015-08-06
    status Take Backups
31. 2015-08-01
    historical
32. 2015-06-03
    listed $99,900 Active
33. 2014-07-01
    historical
34. 2013-12-24
    listed $129,900
35. 2006-10-04
    soldstatus $104,000

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $888 · $74/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 4/10 Moderate 20% 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: $16,307
• − Mortgage interest: −$5,041
• − Property taxes: −$888
• − Insurance: −$450
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$2,618
• Taxable income: $4,700
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $4,753/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
• City population: 29,578
• Population (ZIP): 13,981

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: Predominantly Black (81%)
• Race & ethnicity: Black 81% White 13% Two or more races 4% Hispanic / Latino 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -3.51%
• Current HPI: 160.3064
• 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

+10.6% since first listed

18 events — show timeline

• 2026-04-07 Listed $115,000 CARMLS
• 2016-11-15 Sold (Public Records) $25,000 Public Records
• 2016-11-09 Sold (MLS) $25,000 CARMLS
• 2016-09-26 Pending — CARMLS
• 2016-06-10 Price Changed $32,000 CARMLS
• 2016-04-28 Price Changed $48,900 CARMLS
• 2016-04-27 Relisted — CARMLS
• 2016-04-20 Listing Removed — CARMLS
• 2016-02-03 Listed $67,500 CARMLS
• 2015-09-05 Pending — CARMLS
• 2015-08-08 Listing Removed — CARMLS
• 2015-08-07 Price Changed $48,500 CARMLS
• 2015-08-06 Relisted — CARMLS
• 2015-08-01 Listing Removed — CARMLS
• 2015-06-03 Listed $99,900 CARMLS
• 2014-07-01 Listing Removed — CARMLS
• 2013-12-24 Listed $129,900 CARMLS
• 2006-10-04 Sold (Public Records) $104,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $888 · +0.0% YoY. Source: county tax records.