2103 S Beech · Pine Bluff, AR 71611

$372,500

24 bd · None ba · 3,876 sqft · MultiFamily public records · 270 Days on market

Built 1978 0.90 ac lot $96/sqft · 93% above area Est $373k · at est. ↓ 43% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.6/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

INVESTOR OPPORTUNITY!! 24- 1 bedroom Studio Apartments (2 buildings) located 5 mins from the regentrified downtown Pine Bluff, 6 mins from Jefferson Regional Medical Center & 8 mins. from the Saracen Casino Resort. The ARV-AFTER REPAIR VALUE is the focus! Income is based on 100% occupancy at market rent. Units are vacant. SOLD AS-IS. . CAN BE PURCHASED AS A PACKAGE W/ MLS #'S 25038273 & 25038274 Don't miss this opportunity! * * * * AGENTS SEE REMARKS * * * *

Key facts

• 0.9 acre lot
• Built 1978
• Listed 270 days

What this means for you Summary

Snapshot

• This is a 24-bed/?-bath multifamily listed at $372k.

Deal economics

• At list price, monthly cash flow is $10k ($126k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $372k).
• Recommended offer: $328k (12.0% below list) — sets the bar for market timing.
• Cap rate 41.4% vs local median 8.9% 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: 3 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($3k loan paydown + $11k appreciation (3.0% local appreciation)).
• 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 $104k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($328k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $327,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.48% ✓
• Cap rate: 41.43%
• Cash-on-cash: 125.49%
• DSCR: 6.58
• GRM: 1.9

CMA / ARV

• ARV (median comp): $373,073
• List price: $372,500
• Delta: -0.15%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.83×
• Total profit: $712,731
• Equity at exit: $167,492

10-year hold

• IRR: —
• Equity multiple: 16.36×
• Total profit: $1,602,229
• Equity at exit: $258,125

Cash invested: $104,300 (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 71611

• Active inventory: 3
• Price-to-rent: 44.7×

Monthly cashflow live

• Estimated rent: $16,672 high
• Mortgage (P&I): −$1,953
• Tax from tax record: −$155 /mo · $1,857/yr
• Insurance: −$155
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,501
• Net cashflow: $10,481

Break-even live

Break-even rent $3,405

Max offer price $372,500

Occupancy floor 32%

Sensitivity live

Price	-10% $10,692	-5% $10,586	+0% $10,481	+5% $10,375	+10% $10,270
Rent	-10% $9,164	-5% $9,822	+0% $10,481	+5% $11,139	+10% $11,798
Rate	-1.0pp $10,669	-0.5pp $10,576	base $10,481	+0.5pp $10,384	+1.0pp $10,286

24-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 24× units	1	1	$16,680
Total (24 units)			$16,672

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: $93,125
• Closing costs: $11,175
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $372,500 Active 270 DOM
2. 2026-06-19
   days on market $372,500 Active 268 DOM
3. 2026-06-18
   days on market $372,500 Active 267 DOM
4. 2026-06-17
   days on market $372,500 Active 266 DOM
5. 2026-06-16
   days on market $372,500 Active 265 DOM
6. 2026-06-15
   days on market $372,500 Active 264 DOM
7. 2026-06-14
   days on market $372,500 Active 262 DOM
8. 2026-06-12
   days on market $372,500 Active 261 DOM
9. 2026-06-09
   days on market $372,500 Active 258 DOM
10. 2026-06-08
    days on market $372,500 Active 257 DOM
11. 2026-06-07
    days on market $372,500 Active 256 DOM
12. 2026-06-05
    days on market $372,500 Active 253 DOM
13. 2026-06-03
    days on market $372,500 Active 252 DOM
14. 2026-06-02
    days on market $372,500 Active 251 DOM
15. 2026-06-01
    days on market $372,500 Active 250 DOM
16. 2026-05-31
    days on market $372,500 Active 249 DOM
17. 2026-05-30
    days on market $372,500 Active 248 DOM
18. 2025-09-24
    listed $372,500 New Listing 481-char remark

    Show marketing remark (481 chars)

    INVESTOR OPPORTUNITY!! 24- 1 bedroom Studio Apartments (2 buildings) located 5 mins from the regentrified downtown Pine Bluff, 6 mins from Jefferson Regional Medical Center & 8 mins. from the Saracen Casino Resort. The ARV-AFTER REPAIR VALUE is the focus! Income is based on 100% occupancy at market rent. Units are vacant. SOLD AS-IS. . CAN BE PURCHASED AS A PACKAGE W/ MLS #'S 25038273 & 25038274 Don't miss this opportunity! * * * * AGENTS SEE REMARKS * * * *

19. 2023-03-29
    soldstatus $650,000

ⓘ 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: $1,857 · $155/mo
• Projected year-2 tax: $2,384 · $199/mo
• Expected delta: +$527/yr (+$44/mo · 28.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 98% 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 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: $200,064
• − Mortgage interest: −$20,866
• − Property taxes: −$1,857
• − Insurance: −$6,981
• − Repairs & maintenance: −$16,005
• − Management: −$16,005
• − Depreciation: −$10,836
• Taxable income: $127,513
• Est. tax owed @ 24.0%: −$30,603
• After-tax cash flow: $95,168/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-42.7% since first listed

2 events — show timeline

• 2025-09-24 Listed $372,500 CARMLS
• 2023-03-29 Sold (Public Records) $650,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,857 · +0.0% YoY. Source: county tax records.