3803 W 17th · Pine Bluff, AR 71602

$37,500

3 bd · 1.0 ba · 1,408 sqft · Other · 59 Days on market

Built 1972 4,356 sqft lot $27/sqft · 44% below area Est $67k · 44% under ↓ 11% 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 +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

Great investment opportunity! This three bedroom, one bath home sits on a nice lot and offers plenty of potential for the right buyer. The garage has been enclosed to create a spacious den, providing additional living space that could be used for a second living area, home office, or entertainment room. With a functional layout and solid bones, this property is ready for your vision and updates. Being sold as-is, it presents an excellent chance for investors or buyers looking to customize a home to their liking. Don’t miss the opportunity to turn this property into something special!

Key facts

• Solid bones
• Functional layout
• Spacious den

Tags

• SPACIOUS DEN
• ADDITIONAL LIVING SPACE
• FUNCTIONAL LAYOUT
• SOLID BONES
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $38k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($853 rent vs $38k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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: crime F, amenities F, commute 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.
• Zoned schools: L. L. Owen Elementary School (math 22% / reading 8%, grade F, #406 of 454 statewide, top 90%, 238 students, 100% FRL); Watson Chapel Jr. High School (math 7% / reading 14%, grade F, #194 of 201 statewide, top 96%, 463 students, 100% FRL); Watson Chapel High School (math 8% / reading 12%, grade F, #276 of 292 statewide, top 96%, 497 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 96 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $259 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($36k) 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 $36,375 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.28% ✓
• Cap rate: 19.57%
• Cash-on-cash: 47.42%
• DSCR: 3.11
• GRM: 3.7

CMA / ARV

• ARV (median comp): $67,483
• List price: $37,500
• Delta: -44.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 44.8%
• Equity multiple: 2.94×
• Total profit: $20,363
• Equity at exit: $5,591

10-year hold

• IRR: 50.7%
• Equity multiple: 5.93×
• Total profit: $51,813
• Equity at exit: $3,242

Cash invested: $10,500 (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 71602

• Home prices YoY: -7.8%
• Active inventory: 96
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$197
• Tax est. 1.5%: −$47 /mo · $562/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $415

Break-even live

Break-even rent $328

Max offer price $37,500

Occupancy floor 46%

Sensitivity live

Price	-10% $441	-5% $428	+0% $415	+5% $402	+10% $389
Rent	-10% $348	-5% $381	+0% $415	+5% $449	+10% $482
Rate	-1.0pp $434	-0.5pp $424	base $415	+0.5pp $405	+1.0pp $395

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: $9,375
• Closing costs: $1,125
• 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	45d	1	0.61mi
2319 W 27th Ave Unit B Pine Bluff, AR	2.0	1.0	907	$795	$0.88	45d	1	1.08mi
1107 S Cypress St Unit 1 Pine Bluff, AR	2.0	1.0	875	$700	$0.80	45d	1	1.17mi
1907 W 28th Ave Pine Bluff, AR	3.0	1.5	947	$1,150	$1.21	45d	1	1.34mi

Listing history 5 events

1. 2026-06-01
   days on market $37,500 Active 59 DOM
2. 2026-05-31
   days on market $37,500 Active 58 DOM
3. 2026-05-30
   days on market $37,500 Active 57 DOM
4. 2026-05-12
   price $37,500 596-char remark

   Show marketing remark (596 chars)

   Great investment opportunity! This three bedroom, one bath home sits on a nice lot and offers plenty of potential for the right buyer. The garage has been enclosed to create a spacious den, providing additional living space that could be used for a second living area, home office, or entertainment room. With a functional layout and solid bones, this property is ready for your vision and updates. Being sold as-is, it presents an excellent chance for investors or buyers looking to customize a home to their liking. Don’t miss the opportunity to turn this property into something special!

5. 2026-04-03
   listed $42,000 New Listing 596-char remark

   Show marketing remark (596 chars)

   Great investment opportunity! This three bedroom, one bath home sits on a nice lot and offers plenty of potential for the right buyer. The garage has been enclosed to create a spacious den, providing additional living space that could be used for a second living area, home office, or entertainment room. With a functional layout and solid bones, this property is ready for your vision and updates. Being sold as-is, it presents an excellent chance for investors or buyers looking to customize a home to their liking. Don’t miss the opportunity to turn this property into something special!

ⓘ 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 ≥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: $10,239
• − Mortgage interest: −$2,101
• − Property taxes: −$562
• − Insurance: −$188
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$1,091
• Taxable income: $4,659
• Est. tax owed @ 24.0%: −$1,118
• After-tax cash flow: $3,861/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
• City population: 29,578
• Population (ZIP): 15,922

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -18.84%
• Current HPI: 223.9305
• 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

-10.7% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $37,500 CARMLS
• 2026-04-03 Listed $42,000 CARMLS

Property tax history

+3.9%/yr

Latest (2025): $24 · +8.1% YoY. Source: county tax records.