1700 S Laurel St · Pine Bluff, AR 71601

$27,000

4 bd · 1.5 ba · 2,664 sqft · SingleFamily public records · 93 Days on market

Built 1924 6,969 sqft lot ↓ 2% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investment Opportunity, Needs some renovation and repairs Possible Fix & Flip. Bid online at www. arkansas. hibid.com search 1700 Laurel. online bidding starts 03/16/2026 at 4:00 PM and runs through 04/06/2026 at 5:00 PM. online bidding is absentee bidding only. The successful online bid will be the starting bid of the live auction to take place on April 7th at 10:00 AM on location 1700 S Laurel St Pine Bluff AR. SELLER RETAINS THE RIGHT TO ACCEPT OR REJECT THE FINAL BID. BUYER TO PAY $5000.00 DEPOSIT AS EARNEST MONEY IMMEDIATELY AFTER THE SALE WITH THE BALANCE DUE AT CLOSING APPROXIMATELY IN 30 DAYS. https://hibid.com/lots?status=OPEN & miles=50 & q=1700%20LAUREL

Key facts

• 6,969 sq ft lot
• Garage
• Built 1924

🔨 Auction listing. The $27,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $90,576 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).
• Recommended offer: $25k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 $626 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $23k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $24,570 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 1.50% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.80%
• DSCR: 2.10
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $90,576
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1610 S Olive St	0.08mi	3/1.5 (-1)	2,354 (-12%)	13mo	$162,500	$69	61
1902 S Laurel St	0.19mi	3/2.0 (-1)	2,970 (+12%)	11mo	$18,000	$6	56
1020 W 13th Ave	0.35mi	4/3.0	2,996 (+12%)	6mo	$50,000	$17	52
1307 S Alabama St	0.50mi	5/3.0 (+1)	2,616 (-2%)	20mo	$89,900	$34	46
1215 Beech	0.29mi	3/3.0 (-1)	2,304 (-14%)	9mo	$105,500	$46	46

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: 18.2%
• Equity multiple: 1.74×
• Total profit: $18,684
• Equity at exit: $13,505

10-year hold

• IRR: 26.6%
• Equity multiple: 3.33×
• Total profit: $59,159
• Equity at exit: $7,831

Cash invested: $25,361 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$475
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $524

Break-even live

Break-even rent $699

Max offer price $90,576

Occupancy floor 57%

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: $22,644
• Closing costs: $2,717
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $27,000 Active 93 DOM
2. 2026-06-18
   days on market $27,000 Active 92 DOM
3. 2026-06-17
   days on market $27,000 Active 91 DOM
4. 2026-06-16
   days on market $27,000 Active 90 DOM
5. 2026-06-15
   days on market $27,000 Active 89 DOM
6. 2026-06-14
   days on market $27,000 Active 87 DOM
7. 2026-06-12
   days on market $27,000 Active 86 DOM
8. 2026-06-09
   days on market $27,000 Active 83 DOM
9. 2026-06-08
   days on market $27,000 Active 82 DOM
10. 2026-06-07
    days on market $27,000 Active 81 DOM
11. 2026-06-05
    days on market $27,000 Active 78 DOM
12. 2026-06-03
    days on market $27,000 Active 77 DOM
13. 2026-06-02
    days on market $27,000 Active 76 DOM
14. 2026-06-01
    days on market $27,000 Active 75 DOM
15. 2026-05-31
    days on market $27,000 Active 74 DOM
16. 2026-05-30
    days on market $27,000 Active 73 DOM
17. 2026-04-24
    price $27,000 686-char remark

    Show marketing remark (686 chars)

    Investment Opportunity, Needs some renovation and repairs Possible Fix & Flip. Bid online at www. arkansas. hibid.com search 1700 Laurel. online bidding starts 03/16/2026 at 4:00 PM and runs through 04/06/2026 at 5:00 PM. online bidding is absentee bidding only. The successful online bid will be the starting bid of the live auction to take place on April 7th at 10:00 AM on location 1700 S Laurel St Pine Bluff AR. SELLER RETAINS THE RIGHT TO ACCEPT OR REJECT THE FINAL BID. BUYER TO PAY $5000.00 DEPOSIT AS EARNEST MONEY IMMEDIATELY AFTER THE SALE WITH THE BALANCE DUE AT CLOSING APPROXIMATELY IN 30 DAYS. https://hibid.com/lots?status=OPEN & miles=50 & q=1700%20LAUREL

18. 2026-03-17
    listed $49,900 New Listing 686-char remark

    Show marketing remark (686 chars)

    Investment Opportunity, Needs some renovation and repairs Possible Fix & Flip. Bid online at www. arkansas. hibid.com search 1700 Laurel. online bidding starts 03/16/2026 at 4:00 PM and runs through 04/06/2026 at 5:00 PM. online bidding is absentee bidding only. The successful online bid will be the starting bid of the live auction to take place on April 7th at 10:00 AM on location 1700 S Laurel St Pine Bluff AR. SELLER RETAINS THE RIGHT TO ACCEPT OR REJECT THE FINAL BID. BUYER TO PAY $5000.00 DEPOSIT AS EARNEST MONEY IMMEDIATELY AFTER THE SALE WITH THE BALANCE DUE AT CLOSING APPROXIMATELY IN 30 DAYS. https://hibid.com/lots?status=OPEN & miles=50 & q=1700%20LAUREL

19. 2025-10-31
    historical
20. 2025-08-05
    status Back on Market
21. 2025-08-01
    historical
22. 2025-05-26
    price $45,000
23. 2024-11-18
    listed $49,000 New Listing
24. 2022-10-14
    soldstatus $26,000 Sold
25. 2022-10-06
    soldstatus $26,000
26. 2022-10-05
    status Pending (FC, SS, REO)
27. 2022-09-13
    historical
28. 2022-08-30
    price $22,500
29. 2022-08-24
    status Back on Market
30. 2022-08-11
    status Under Contract
31. 2022-08-10
    status Active
32. 2022-08-07
    historical
33. 2022-07-26
    listed $27,500 New Listing

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $470 · $39/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 1/10 Low
• 🌡 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: $16,346
• − Mortgage interest: −$5,074
• − Property taxes: −$470
• − Insurance: −$453
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$2,635
• Taxable income: $5,099
• Est. tax owed @ 24.0%: −$1,224
• After-tax cash flow: $5,067/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

-1.8% since first listed

17 events — show timeline

• 2026-04-24 Price Changed $27,000 CARMLS
• 2026-03-17 Listed $49,900 CARMLS
• 2025-10-31 Listing Removed — CARMLS
• 2025-08-05 Relisted — CARMLS
• 2025-08-01 Listing Removed — CARMLS
• 2025-05-26 Price Changed $45,000 CARMLS
• 2024-11-18 Listed $49,000 CARMLS
• 2022-10-14 Sold (MLS) $26,000 CARMLS
• 2022-10-06 Sold (Public Records) $26,000 Public Records
• 2022-10-05 Pending — CARMLS
• 2022-09-13 Listing Removed — CARMLS
• 2022-08-30 Price Changed $22,500 CARMLS
• 2022-08-24 Relisted — CARMLS
• 2022-08-11 Pending — CARMLS
• 2022-08-10 Relisted — CARMLS
• 2022-08-07 Listing Removed — CARMLS
• 2022-07-26 Listed $27,500 CARMLS

Property tax history

-0.3%/yr

Latest (2025): $470 · +0.2% YoY. Source: county tax records.