3305 Jonquil · Pine Bluff, AR 71603

$55,000

3 bd · 1.0 ba · 1,257 sqft · SingleFamily public records · 25 Days on market

Built 1955 Est $72k · 23% 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
• 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 +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This would be a great project for an investor or a flip. Priced to sell!

Key facts

• Parking
• Built 1955
• Listed 24 days

Property features AI

Exterior

• Parking: 1-car parking
• Utilities: Public sewer; Electric service (municipal/Entergy)
• Home design: Frame construction
• Construction: Frame exterior; Slab foundation; Composition roof
• Exterior features: Level lot; Paved road access; Lot approximately 55 x 130; Inside city limits

Interior

• Kitchen: Free-standing stove
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Laminate flooring; Free-standing stove

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($917 rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% 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.
• 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $380 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 $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $10k; list at $55k implies a 450% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.67% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.92%
• DSCR: 2.29
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $71,649
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 Edmar Dr	0.21mi	3/1.0	1,267 (+1%)	2mo	$42,500	$34	87
3003 Jonquil St	0.12mi	3/1.0	1,218 (-3%)	3mo	$9,000	$7	86
4010 W 17th Ave	0.56mi	3/2.0	1,303 (+4%)	0mo	$149,500	$115	63
3502 Lilac	0.17mi	3/1.0	1,073 (-15%)	8mo	$80,000	$75	61
2802 Edgewood Dr	0.49mi	3/1.0	1,280 (+2%)	17mo	$58,000	$45	60
2827 E Edgewood Dr	0.60mi	3/1.0	1,316 (+5%)	11mo	$136,500	$104	55
1718 S Marsh	0.35mi	3/1.0	1,080 (-14%)	10mo	$30,000	$28	52
2917 Edgewood Dr	0.73mi	3/1.0	1,192 (-5%)	12mo	$68,000	$57	47
3007 Taylor Dr	0.64mi	3/1.5	1,388 (+10%)	9mo	$107,500	$77	44
4111 Faucet Rd	0.48mi	2/1.0 (-1)	1,416 (+13%)	10mo	$35,000	$25	43
2408 W 26th Ave	0.64mi	4/1.5 (+1)	1,336 (+6%)	18mo	$49,500	$37	37
2912 Edgewood	0.71mi	3/2.0	1,422 (+13%)	17mo	$120,000	$84	26

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: 23.3%
• Equity multiple: 1.96×
• Total profit: $14,721
• Equity at exit: $8,201

10-year hold

• IRR: 31.2%
• Equity multiple: 3.81×
• Total profit: $43,244
• Equity at exit: $4,755

Cash invested: $15,400 (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: 5.0×

Monthly cashflow live

• Estimated rent: $917 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $371

Break-even live

Break-even rent $447

Max offer price $55,000

Occupancy floor 55%

Sensitivity live

Price	-10% $402	-5% $387	+0% $371	+5% $356	+10% $340
Rent	-10% $299	-5% $335	+0% $371	+5% $407	+10% $444
Rate	-1.0pp $399	-0.5pp $385	base $371	+0.5pp $357	+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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3109 Daffodil St Pine Bluff, AR	3.0	1.0	980	$825	$0.84	44d	1	0.17mi
2319 W 27th Ave Unit B Pine Bluff, AR	2.0	1.0	907	$795	$0.88	44d	1	0.71mi
1907 W 28th Ave Pine Bluff, AR	3.0	1.5	947	$1,150	$1.21	44d	1	0.99mi
1107 S Cypress St Unit 1 Pine Bluff, AR	2.0	1.0	875	$700	$0.80	44d	1	1.20mi

Listing history 32 events

1. 2026-06-19
   days on market $55,000 Active 25 DOM
2. 2026-06-18
   days on market $55,000 Active 24 DOM
3. 2026-06-17
   days on market $55,000 Active 23 DOM
4. 2026-06-16
   days on market $55,000 Active 22 DOM
5. 2026-06-15
   days on market $55,000 Active 21 DOM
6. 2026-06-14
   days on market $55,000 Active 19 DOM
7. 2026-06-12
   days on market $55,000 Active 18 DOM
8. 2026-06-09
   days on market $55,000 Active 15 DOM
9. 2026-06-08
   days on market $55,000 Active 14 DOM
10. 2026-06-07
    days on market $55,000 Active 13 DOM
11. 2026-06-05
    days on market $55,000 Active 10 DOM
12. 2026-06-03
    days on market $55,000 Active 9 DOM
13. 2026-06-02
    statusdays on market $55,000 Active 8 DOM
14. 2026-06-01
    days on market $55,000 New Listing 7 DOM
15. 2026-05-31
    days on market $55,000 New Listing 6 DOM
16. 2026-05-30
    days on market $55,000 New Listing 5 DOM
17. 2026-05-25
    listed $55,000 New Listing
18. 2026-01-03
    historical
19. 2025-07-23
    listed $65,000 New Listing
20. 2024-09-24
    soldstatus $10,000 Sold 72-char remark

    Show marketing remark (72 chars)

    This would be a great project for an investor or a flip. Priced to sell!

21. 2024-09-19
    soldstatus $32,000
22. 2024-08-02
    status Under Contract 72-char remark

    Show marketing remark (72 chars)

    This would be a great project for an investor or a flip. Priced to sell!

23. 2024-07-16
    listed $10,000 New Listing 72-char remark

    Show marketing remark (72 chars)

    This would be a great project for an investor or a flip. Priced to sell!

24. 2021-09-15
    soldstatus $14,000
25. 2020-10-04
    historical
26. 2020-06-13
    listed $25,000 New Listing
27. 2019-02-01
    soldstatus $22,000
28. 2019-01-31
    soldstatus $22,000 Sold
29. 2019-01-29
    status Under Contract
30. 2018-11-17
    price $22,000
31. 2018-10-24
    listed $30,000 New Listing
32. 1992-04-28
    soldstatus $27,000

ⓘ 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: $504 · $42/mo
• Projected year-2 tax: $504 · $42/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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $11,004
• − Mortgage interest: −$3,081
• − Property taxes: −$504
• − Insurance: −$275
• − Repairs & maintenance: −$880
• − Management: −$880
• − Depreciation: −$1,600
• Taxable income: $3,784
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $3,545/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

+103.7% since first listed

16 events — show timeline

• 2026-05-25 Listed $55,000 CARMLS
• 2026-01-03 Listing Removed — CARMLS
• 2025-07-23 Listed $65,000 CARMLS
• 2024-09-24 Sold (MLS) $10,000 CARMLS
• 2024-09-19 Sold (Public Records) $32,000 Public Records
• 2024-08-02 Pending — CARMLS
• 2024-07-16 Listed $10,000 CARMLS
• 2021-09-15 Sold (Public Records) $14,000 Public Records
• 2020-10-04 Listing Removed — CARMLS
• 2020-06-13 Listed $25,000 CARMLS
• 2019-02-01 Sold (Public Records) $22,000 Public Records
• 2019-01-31 Sold (MLS) $22,000 CARMLS
• 2019-01-29 Pending — CARMLS
• 2018-11-17 Price Changed $22,000 CARMLS
• 2018-10-24 Listed $30,000 CARMLS
• 1992-04-28 Sold (Public Records) $27,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $504 · +124.0% YoY. Source: county tax records.