3106 W 36th Ave · Pine Bluff, AR 71603

$92,800

3 bd · 2.0 ba · 1,527 sqft · SingleFamily public records · 92 Days on market

Built 1974 8,712 sqft lot $61/sqft · 26% below area Est $125k · 26% under ↓ 8% since listing

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this 3 bedroom 2 bath home featuring large living room with beamed ceilings and fireplace, kitchen/dining combo, 2 car carport on the rear with storage room. HUD Owned Property, Case #031-402090, agents please READ confidential remarks for showing instructions and offer submission information.

Key facts

• Storage room
• 2 car carport
• Beamed ceilings

Tags

• LARGE LIVING ROOM
• BEAMED CEILINGS
• FIREPLACE
• KITCHEN DINING COMBO
• 2 CAR CARPORT
• STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $84k (9.0% below list) — sets the bar for market timing.

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; 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 $642 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 $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $84,448 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 1.26% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.20%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $124,728
• List price: $92,800
• Delta: -25.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 La Salle Cv	0.06mi	3/2.0	1,653 (+8%)	8mo	$28,000	$17	76
2306 W 38th Ave	0.50mi	3/1.5	1,454 (-5%)	14mo	$149,900	$103	55
2304 W 39th Ave	0.54mi	4/1.5 (+1)	1,550 (+2%)	18mo	$100,000	$65	50
2912 Edgewood	0.57mi	3/2.0	1,422 (-7%)	17mo	$120,000	$84	48
2302 W 40th Ave	0.58mi	3/2.0	1,701 (+11%)	10mo	$149,900	$88	46
2815 Orlando St	0.74mi	3/1.0	1,446 (-5%)	8mo	$45,000	$31	46
3007 Taylor Dr	0.73mi	3/1.5	1,388 (-9%)	9mo	$107,500	$77	41
2211 W 36th	0.53mi	2/2.0 (-1)	1,669 (+9%)	20mo	$105,000	$63	38
4007 S Fir St	0.51mi	3/1.5	1,333 (-13%)	19mo	$125,000	$94	37
2208 W 39th	0.58mi	2/2.0 (-1)	1,753 (+15%)	8mo	$110,000	$63	37
2827 E Edgewood Dr	0.62mi	3/1.0	1,316 (-14%)	11mo	$136,500	$104	35

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $3,182
• Equity at exit: $13,837

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $26,280
• Equity at exit: $8,024

Cash invested: $25,984 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$487
• Tax est. 1.5%: −$116 /mo · $1,392/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $286

Break-even live

Break-even rent $812

Max offer price $92,800

Occupancy floor 71%

Sensitivity live

Price	-10% $350	-5% $318	+0% $286	+5% $254	+10% $222
Rent	-10% $193	-5% $239	+0% $286	+5% $332	+10% $378
Rate	-1.0pp $333	-0.5pp $309	base $286	+0.5pp $262	+1.0pp $237

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: $23,200
• Closing costs: $2,784
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $92,800 Active 92 DOM
2. 2026-06-18
   days on market $92,800 Active 91 DOM
3. 2026-06-17
   days on market $92,800 Active 90 DOM
4. 2026-06-16
   statusdays on market $92,800 Active 89 DOM
5. 2026-06-15
   days on market $92,800 Price Change 88 DOM
6. 2026-06-14
   days on market $92,800 Price Change 86 DOM
7. 2026-06-12
   days on market $92,800 Price Change 85 DOM
8. 2026-06-09
   pricestatusdays on market $92,800 Price Change 82 DOM
9. 2026-06-08
   days on market $106,720 Active 81 DOM
10. 2026-06-07
    days on market $106,720 Active 80 DOM
11. 2026-06-05
    days on market $106,720 Active 77 DOM
12. 2026-06-03
    days on market $106,720 Active 76 DOM
13. 2026-06-02
    days on market $106,720 Active 75 DOM
14. 2026-06-01
    days on market $106,720 Active 74 DOM
15. 2026-05-31
    days on market $106,720 Active 73 DOM
16. 2026-05-30
    days on market $106,720 Active 72 DOM
17. 2026-05-05
    price $106,720 312-char remark

    Show marketing remark (312 chars)

    Don't miss out on this 3 bedroom 2 bath home featuring large living room with beamed ceilings and fireplace, kitchen/dining combo, 2 car carport on the rear with storage room. HUD Owned Property, Case #031-402090, agents please READ confidential remarks for showing instructions and offer submission information.

18. 2026-03-19
    listed $116,000 New Listing 312-char remark

    Show marketing remark (312 chars)

    Don't miss out on this 3 bedroom 2 bath home featuring large living room with beamed ceilings and fireplace, kitchen/dining combo, 2 car carport on the rear with storage room. HUD Owned Property, Case #031-402090, agents please READ confidential remarks for showing instructions and offer submission information.

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $14,083
• − Mortgage interest: −$5,198
• − Property taxes: −$1,392
• − Insurance: −$464
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$2,700
• Taxable income: $2,076
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $2,931/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

-8.0% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $106,720 CARMLS
• 2026-03-19 Listed $116,000 CARMLS

Property tax history

-7.8%/yr

Latest (2025): $179 · -35.8% YoY. Source: county tax records.