3 Mockingbird · Pine Bluff, AR 71603

$89,500

3 bd · 2.0 ba · 1,866 sqft · SingleFamily public records · 87 Days on market

Built 1973 Fair condition 1.00 ac lot $48/sqft · 42% below area Est $155k · 42% 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 +8.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This house just needs some TLC to make it your own. It would be a great investment property.

Key facts

• 1 acre lot
• 2 parking spots
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $389 ($5k/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: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 7.7% 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: 249 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 $619 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.35% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.61%
• DSCR: 1.83
• GRM: 6.2

CMA / ARV

• ARV (median comp): $154,888
• List price: $89,500
• Delta: -42.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Mockingbird Ln	0.10mi	3/2.0	1,788 (-4%)	11mo	$179,000	$100	79
3904 Royal Forest Dr	0.20mi	3/2.0	2,015 (+8%)	2mo	$172,500	$86	76
3609 Old Warren Rd	0.34mi	3/2.0	1,956 (+5%)	2mo	$140,000	$72	75
2605 W 37th Ave	0.58mi	3/2.0	1,900 (+2%)	1mo	$48,000	$25	69
2600 W 37th Ave	0.60mi	3/2.0	1,856 (-0%)	17mo	$150,000	$81	57
9 La Salle Cv	0.36mi	3/2.0	1,653 (-11%)	10mo	$28,000	$17	56
4205 Garland Ave	0.69mi	3/2.0	1,856 (-0%)	18mo	$106,150	$57	52
3804 Royal Forest Dr	0.24mi	3/2.0	2,114 (+13%)	21mo	$159,000	$75	49
2302 W 40th Ave	0.72mi	3/2.0	1,701 (-9%)	11mo	$149,900	$88	42
4008 S Fir St	0.61mi	3/2.0	2,040 (+9%)	21mo	$144,500	$71	39

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $10,237
• Equity at exit: $13,345

10-year hold

• IRR: 19.4%
• Equity multiple: 2.63×
• Total profit: $40,733
• Equity at exit: $7,738

Cash invested: $25,060 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 9 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $127,500 ($82/sqft)
• Median days on market: 71 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +1.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71603

• Home prices YoY: -26.0%
• Active inventory: 249
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $389

Break-even live

Break-even rent $717

Max offer price $89,500

Occupancy floor 63%

Sensitivity live

Price	-10% $439	-5% $414	+0% $389	+5% $363	+10% $338
Rent	-10% $293	-5% $341	+0% $389	+5% $436	+10% $484
Rate	-1.0pp $434	-0.5pp $411	base $389	+0.5pp $365	+1.0pp $342

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: $22,375
• Closing costs: $2,685
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: Annual taxes listed ($173)

Exterior

• Parking: Carport for 2 carsPaved driveway/road surface
• Utilities: Public sewerPublic waterMunicipal electric service (Entergy)
• Home design: Brick exteriorArchitectural shingle roof
• Construction: Slab foundation
• Exterior features: PatioPartially fenced yardLevel lotInside city limits

Interior

• Kitchen: Built-in stoveGas range
• Flooring: CarpetConcreteLaminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heatCentral electric cooling
• Interior features: Ceiling fansWasher connectionGas dryer connectionElectric water heaterWood-burning fireplace (site-built)Sheetrock and paneling walls/ceilings
• Laundry & utility: Washer hookupGas dryer hookup

Listing history 50 events

1. 2026-07-23
   days on market $89,500 Active 87 DOM
2. 2026-07-22
   days on market $89,500 Active 86 DOM
3. 2026-07-21
   days on market $89,500 Active 85 DOM
4. 2026-07-18
   days on market $89,500 Active 82 DOM
5. 2026-07-17
   days on market $89,500 Active 80 DOM
6. 2026-07-15
   days on market $89,500 Active 79 DOM
7. 2026-07-14
   days on market $89,500 Active 78 DOM
8. 2026-07-13
   days on market $89,500 Active 77 DOM
9. 2026-07-12
   days on market $89,500 Active 76 DOM
10. 2026-07-11
    days on market $89,500 Active 75 DOM
11. 2026-07-11
    days on market $89,500 Active 74 DOM
12. 2026-07-09
    days on market $89,500 Active 73 DOM
13. 2026-07-08
    days on market $89,500 Active 72 DOM
14. 2026-07-07
    days on market $89,500 Active 71 DOM
15. 2026-07-06
    days on market $89,500 Active 70 DOM
16. 2026-07-05
    days on market $89,500 Active 69 DOM
17. 2026-07-04
    days on market $89,500 Active 68 DOM
18. 2026-07-03
    days on market $89,500 Active 67 DOM
19. 2026-07-02
    days on market $89,500 Active 66 DOM
20. 2026-07-01
    days on market $89,500 Active 65 DOM
21. 2026-06-30
    days on market $89,500 Active 64 DOM
22. 2026-06-29
    days on market $89,500 Active 63 DOM
23. 2026-06-28
    days on market $89,500 Active 62 DOM
24. 2026-06-27
    days on market $89,500 Active 61 DOM
25. 2026-06-26
    days on market $89,500 Active 59 DOM
26. 2026-06-22
    days on market $89,500 Active 56 DOM
27. 2026-06-21
    days on market $89,500 Active 55 DOM
28. 2026-06-19
    days on market $89,500 Active 53 DOM
29. 2026-06-18
    days on market $89,500 Active 52 DOM
30. 2026-06-17
    days on market $89,500 Active 51 DOM
31. 2026-06-16
    statusdays on market $89,500 Active 50 DOM
32. 2026-06-15
    days on market $89,500 Price Change 49 DOM
33. 2026-06-14
    days on market $89,500 Price Change 47 DOM
34. 2026-06-12
    days on market $89,500 Price Change 46 DOM
35. 2026-06-09
    pricestatusdays on market $89,500 Price Change 43 DOM
36. 2026-06-08
    days on market $97,500 Active 42 DOM
37. 2026-06-07
    days on market $97,500 Active 41 DOM
38. 2026-06-05
    days on market $97,500 Active 38 DOM
39. 2026-06-03
    days on market $97,500 Active 37 DOM
40. 2026-06-02
    days on market $97,500 Active 36 DOM
41. 2026-06-01
    days on market $97,500 Active 35 DOM
42. 2026-05-31
    days on market $97,500 Active 34 DOM
43. 2026-05-30
    days on market $97,500 Active 33 DOM
44. 2026-04-24
    listed $97,500 New Listing 92-char remark
45. 2024-05-15
    historical
46. 2024-05-09
    price $145,000
47. 2024-04-29
    listed $165,000 New Listing
48. 2024-04-28
    historical
49. 2024-03-29
    listed $165,000 New Listing
50. 2012-01-25
    soldstatus $85,000

ⓘ 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: $716 · $60/mo
• Projected year-2 tax: $716 · $60/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $14,505
• − Mortgage interest: −$5,013
• − Property taxes: −$716
• − Insurance: −$448
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,604
• Taxable income: $3,404
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $3,847/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $46,650–$83,970 screening

This home requires moderate renovations, including a new roof and some exterior repairs, to improve its condition and value.

Components & finishes AI

Roof asphalt shingle · good Flooring tile

Deferred maintenance Est. $3,500–$14,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Hvac (hvac) — No visible signs of damage or wear on the HVAC unit.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical system.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing system.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.
• Minor Other — No visible signs of damage or wear on other components.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Moderate exterior siding — The siding is in fair condition, with some discoloration and wear.
• Minor landscaping — The landscaping and curb appeal appear to be in fair condition, with some overgrown areas and lack of maintenance.

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Resale replace roof — A new roof can greatly increase the home's value and appeal. ↑
• Both landscaping — A well-maintained yard can improve curb appeal and attract potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 7/100

Zoned Schools

Middle Jack Robey Jr. High School F AR #199/201 Nat'l #13,582/14,009 High Pine Bluff High School F AR #285/292 Nat'l #16,846/17,239

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

D Composite livability gradescore 50/100

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 · 63,110 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: 10% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Annual taxes listed ($173)

Exterior

• Parking: Carport for 2 carsPaved driveway/road surface
• Utilities: Public sewerPublic waterMunicipal electric service (Entergy)
• Home design: Brick exteriorArchitectural shingle roof
• Construction: Slab foundation
• Exterior features: PatioPartially fenced yardLevel lotInside city limits

Interior

• Kitchen: Built-in stoveGas range
• Flooring: CarpetConcreteLaminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heatCentral electric cooling
• Interior features: Ceiling fansWasher connectionGas dryer connectionElectric water heaterWood-burning fireplace (site-built)Sheetrock and paneling walls/ceilings
• Laundry & utility: Washer hookupGas dryer hookup

Price history

+5.3% since first listed

8 events — show timeline

• 2026-06-09 Price Changed $89,500 CARMLS
• 2026-04-24 Listed $97,500 CARMLS
• 2024-05-15 Listing Removed — CARMLS
• 2024-05-09 Price Changed $145,000 CARMLS
• 2024-04-29 Listed $165,000 CARMLS
• 2024-04-28 Listing Removed — CARMLS
• 2024-03-29 Listed $165,000 CARMLS
• 2012-01-25 Sold (Public Records) $85,000 Public Records

Property tax history

-2.8%/yr

Latest (2025): $716 · -5.6% YoY. Source: county tax records.