1901 S Cherry St · Pine Bluff, AR 71603

$29,500

3 bd · 1.0 ba · 1,561 sqft · SingleFamily public records · 801 Days on market

Built 1899 10,018 sqft lot $19/sqft · 31% above area Est $22k · 31% over

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Why this score? — see what drove the C 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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors or first time homebuyers looking for a fixer upper that has tons of potential. Sound the alarm!!! This is the one you need to invest in. With some tlc, this property has the potential to become a beautiful swan. Come take a look to see how you can make it your own personal design and style. Call for a tour today. Agents see remarks.

Key facts

• 0.23 acre lot
• Built 1899
• Listed 800 days

Tags

• FIXER UPPER POTENTIAL
• PERSONAL DESIGN OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($838 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.9% 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: 212 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $204 of loan paydown is wiped out by about $885 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 801 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $8k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $30k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — 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 $25,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 801 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1899 — 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: 2.84% ✓
• Cap rate: 24.95%
• Cash-on-cash: 66.62%
• DSCR: 3.96
• GRM: 2.9

CMA / ARV

• ARV (median comp): $22,477
• List price: $29,500
• Delta: 31.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1504 W 18th Ave	0.25mi	3/2.0	1,530 (-2%)	10mo	$15,000	$10	72
1704 S Cedar	0.39mi	3/2.0	1,586 (+2%)	7mo	$43,000	$27	69
1508 W 18th Ave	0.26mi	3/2.0	1,611 (+3%)	11mo	$15,000	$9	69
2800 S Cherry St	0.61mi	3/1.5	1,546 (-1%)	3mo	$90,000	$58	66
702 W 20th Ave	0.23mi	3/1.0	1,360 (-13%)	18mo	$30,000	$22	53
2212 S Maple St	0.57mi	3/1.5	1,340 (-14%)	0mo	$42,000	$31	48
1000 W 12th	0.51mi	3/2.0	1,688 (+8%)	16mo	$129,900	$77	46
402 W 15th Ave	0.49mi	3/2.0	1,778 (+14%)	10mo	$97,500	$55	42
1416 W 14th	0.41mi	2/1.0 (-1)	1,376 (-12%)	20mo	$22,000	$16	40
2104 W 21st Ave	0.62mi	4/2.0 (+1)	1,388 (-11%)	7mo	$50,000	$36	38
1507 W 29th Ave	0.71mi	4/1.5 (+1)	1,423 (-9%)	17mo	$35,000	$25	31
3000 S Poplar St	0.74mi	2/1.0 (-1)	1,338 (-14%)	8mo	$17,000	$13	30

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: 65.9%
• Equity multiple: 3.96×
• Total profit: $24,437
• Equity at exit: $4,399

10-year hold

• IRR: 70.2%
• Equity multiple: 8.14×
• Total profit: $58,937
• Equity at exit: $2,551

Cash invested: $8,260 (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: 2.9×

Monthly cashflow live

• Estimated rent: $838 medium
• Mortgage (P&I): −$155
• Tax est. 1.5%: −$37 /mo · $442/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $459

Break-even live

Break-even rent $258

Max offer price $29,500

Occupancy floor 40%

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 W Harding Ave Unit 3 Pine Bluff, AR	2.0	1.0	1180	$715	$0.61	44d	1	0.48mi
2404 S Walnut St Pine Bluff, AR	2.0	1.0	1100	$700	$0.64	44d	1	0.53mi
107 S Beech St Pine Bluff, AR	3.0	2.0	1346	$850	$0.63	44d	1	1.34mi

Listing history 27 events

1. 2026-06-19
   days on market $29,500 Active 801 DOM
2. 2026-06-18
   days on market $29,500 Active 800 DOM
3. 2026-06-17
   days on market $29,500 Active 799 DOM
4. 2026-06-16
   days on market $29,500 Active 798 DOM
5. 2026-06-15
   days on market $29,500 Active 797 DOM
6. 2026-06-14
   days on market $29,500 Active 795 DOM
7. 2026-06-12
   days on market $29,500 Active 794 DOM
8. 2026-06-09
   days on market $29,500 Active 791 DOM
9. 2026-06-08
   days on market $29,500 Active 790 DOM
10. 2026-06-07
    days on market $29,500 Active 789 DOM
11. 2026-06-05
    days on market $29,500 Active 786 DOM
12. 2026-06-03
    days on market $29,500 Active 785 DOM
13. 2026-06-02
    days on market $29,500 Active 784 DOM
14. 2026-06-01
    days on market $29,500 Active 783 DOM
15. 2026-05-31
    days on market $29,500 Active 782 DOM
16. 2026-05-30
    days on market $29,500 Active 781 DOM
17. 2026-05-13
    price $29,500 356-char remark

    Show marketing remark (356 chars)

    Calling all investors or first time homebuyers looking for a fixer upper that has tons of potential. Sound the alarm!!! This is the one you need to invest in. With some tlc, this property has the potential to become a beautiful swan. Come take a look to see how you can make it your own personal design and style. Call for a tour today. Agents see remarks.

18. 2026-01-01
    status Back on Market 356-char remark

    Show marketing remark (356 chars)

    Calling all investors or first time homebuyers looking for a fixer upper that has tons of potential. Sound the alarm!!! This is the one you need to invest in. With some tlc, this property has the potential to become a beautiful swan. Come take a look to see how you can make it your own personal design and style. Call for a tour today. Agents see remarks.

19. 2026-01-01
    historical 356-char remark

    Show marketing remark (356 chars)

    Calling all investors or first time homebuyers looking for a fixer upper that has tons of potential. Sound the alarm!!! This is the one you need to invest in. With some tlc, this property has the potential to become a beautiful swan. Come take a look to see how you can make it your own personal design and style. Call for a tour today. Agents see remarks.

20. 2025-06-29
    status Back on Market 356-char remark

    Show marketing remark (356 chars)

    Calling all investors or first time homebuyers looking for a fixer upper that has tons of potential. Sound the alarm!!! This is the one you need to invest in. With some tlc, this property has the potential to become a beautiful swan. Come take a look to see how you can make it your own personal design and style. Call for a tour today. Agents see remarks.

21. 2025-06-29
    historical 356-char remark

    Show marketing remark (356 chars)

    Calling all investors or first time homebuyers looking for a fixer upper that has tons of potential. Sound the alarm!!! This is the one you need to invest in. With some tlc, this property has the potential to become a beautiful swan. Come take a look to see how you can make it your own personal design and style. Call for a tour today. Agents see remarks.

22. 2025-06-12
    price $30,500 356-char remark

    Show marketing remark (356 chars)

    Calling all investors or first time homebuyers looking for a fixer upper that has tons of potential. Sound the alarm!!! This is the one you need to invest in. With some tlc, this property has the potential to become a beautiful swan. Come take a look to see how you can make it your own personal design and style. Call for a tour today. Agents see remarks.

23. 2024-05-27
    price $32,000 356-char remark

    Show marketing remark (356 chars)

    Calling all investors or first time homebuyers looking for a fixer upper that has tons of potential. Sound the alarm!!! This is the one you need to invest in. With some tlc, this property has the potential to become a beautiful swan. Come take a look to see how you can make it your own personal design and style. Call for a tour today. Agents see remarks.

24. 2024-04-09
    listed $37,000 New Listing 356-char remark

    Show marketing remark (356 chars)

    Calling all investors or first time homebuyers looking for a fixer upper that has tons of potential. Sound the alarm!!! This is the one you need to invest in. With some tlc, this property has the potential to become a beautiful swan. Come take a look to see how you can make it your own personal design and style. Call for a tour today. Agents see remarks.

25. 2016-02-11
    soldstatus $11,000
26. 2010-09-09
    soldstatus $17,000
27. 1988-06-22
    soldstatus $21,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $10,062
• − Mortgage interest: −$1,652
• − Property taxes: −$442
• − Insurance: −$148
• − Repairs & maintenance: −$805
• − Management: −$805
• − Depreciation: −$858
• Taxable income: $5,351
• Est. tax owed @ 24.0%: −$1,284
• After-tax cash flow: $4,218/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

+40.5% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $29,500 CARMLS
• 2026-01-01 Relisted — CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-06-29 Relisted — CARMLS
• 2025-06-29 Listing Removed — CARMLS
• 2025-06-12 Price Changed $30,500 CARMLS
• 2024-05-27 Price Changed $32,000 CARMLS
• 2024-04-09 Listed $37,000 CARMLS
• 2016-02-11 Sold (Public Records) $11,000 Public Records
• 2010-09-09 Sold (Public Records) $17,000 Public Records
• 1988-06-22 Sold (Public Records) $21,000 Public Records

Property tax history

-32.6%/yr

Latest (2025): $2 · +65.0% YoY. Source: county tax records.