305 N Cypress St · Pine Bluff, AR 71601

$26,000

3 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 220 Days on market

Built 1934 3,049 sqft lot $19/sqft · 14% above area Est $23k · 14% 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
• Appreciation +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Schools +0.6/10.0

Listing remarks MLS

Investor Special!! This property is a must see! It would be great to renovate and add to your rental portfolio.

Key facts

• 3,049 sq ft lot
• Parking
• Built 1934

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($903 rent vs $26k).
• Recommended offer: $23k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.4% 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.
• 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; 4 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 $180 of loan paydown is wiped out by about $780 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1934 — 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 $22,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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 1934 — 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: 3.47% ✓
• Cap rate: 31.38%
• Cash-on-cash: 89.61%
• DSCR: 4.99
• GRM: 2.4

CMA / ARV

• ARV (median comp): $22,789
• List price: $26,000
• Delta: 14.09%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2706 Pullen	0.61mi	2/1.0 (-1)	1,352 (-1%)	1mo	$3,500	$3	64
314 S Oak St	0.71mi	2/1.0 (-1)	1,504 (+10%)	3mo	$9,000	$6	42

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: 90.3%
• Equity multiple: 5.18×
• Total profit: $30,419
• Equity at exit: $3,877

10-year hold

• IRR: 93.2%
• Equity multiple: 10.77×
• Total profit: $71,104
• Equity at exit: $2,248

Cash invested: $7,280 (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: 2.4×

Monthly cashflow live

• Estimated rent: $903 medium
• Mortgage (P&I): −$136
• Tax from tax record: −$22 /mo · $270/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $544

Break-even live

Break-even rent $215

Max offer price $26,000

Occupancy floor 35%

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Vaugine St Unit D Pine Bluff, AR	3.0	2.0	1105	$1,050	$0.95	43d	1	0.43mi
107 S Beech St Pine Bluff, AR	3.0	2.0	1346	$850	$0.63	43d	1	0.70mi
1107 S Cypress St Unit 1 Pine Bluff, AR	2.0	1.0	875	$700	$0.80	43d	1	0.99mi
6 Duplexes Pine Bluff, AR	2.0	1.5–2.0	858	$772	$0.90	43d	5	1.12mi

Listing history 25 events

1. 2026-06-19
   days on market $26,000 Active 220 DOM
2. 2026-06-18
   days on market $26,000 Active 219 DOM
3. 2026-06-17
   days on market $26,000 Active 218 DOM
4. 2026-06-16
   days on market $26,000 Active 217 DOM
5. 2026-06-15
   days on market $26,000 Active 216 DOM
6. 2026-06-14
   days on market $26,000 Active 214 DOM
7. 2026-06-12
   days on market $26,000 Active 213 DOM
8. 2026-06-09
   days on market $26,000 Active 210 DOM
9. 2026-06-08
   days on market $26,000 Active 209 DOM
10. 2026-06-07
    days on market $26,000 Active 208 DOM
11. 2026-06-05
    days on market $26,000 Active 205 DOM
12. 2026-06-03
    days on market $26,000 Active 204 DOM
13. 2026-06-02
    days on market $26,000 Active 203 DOM
14. 2026-06-01
    days on market $26,000 Active 202 DOM
15. 2026-05-31
    days on market $26,000 Active 201 DOM
16. 2026-05-30
    days on market $26,000 Active 200 DOM
17. 2025-11-05
    listed $26,000 New Listing 111-char remark

    Show marketing remark (111 chars)

    Investor Special!! This property is a must see! It would be great to renovate and add to your rental portfolio.

18. 2025-09-15
    historical
19. 2025-03-14
    listed $49,900 New Listing
20. 2024-05-18
    historical
21. 2024-01-20
    price $25,000
22. 2023-12-11
    status Back on Market
23. 2023-11-18
    historical
24. 2023-09-16
    price $40,000
25. 2023-05-17
    listed $89,900 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: $270 · $22/mo
• Projected year-2 tax: $270 · $22/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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $10,835
• − Mortgage interest: −$1,456
• − Property taxes: −$270
• − Insurance: −$130
• − Repairs & maintenance: −$867
• − Management: −$867
• − Depreciation: −$756
• Taxable income: $6,489
• Est. tax owed @ 24.0%: −$1,557
• After-tax cash flow: $4,966/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

-71.1% since first listed

9 events — show timeline

• 2025-11-05 Listed $26,000 CARMLS
• 2025-09-15 Listing Removed — CARMLS
• 2025-03-14 Listed $49,900 CARMLS
• 2024-05-18 Listing Removed — CARMLS
• 2024-01-20 Price Changed $25,000 CARMLS
• 2023-12-11 Relisted — CARMLS
• 2023-11-18 Listing Removed — CARMLS
• 2023-09-16 Price Changed $40,000 CARMLS
• 2023-05-17 Listed $89,900 CARMLS

Property tax history

+97.1%/yr

Latest (2025): $270 · +0.3% YoY. Source: county tax records.