1002 W 24th Ave · Pine Bluff, AR 71603

$75,000

4 bd · 2.0 ba · 2,918 sqft · SingleFamily public records · 10 Days on market

Built 1929 7,405 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Tenant occupied property. Great investment opportunity.

Key facts

• Convenient access
• Residential street
• Functional layout

Tags

• PINE BLUFF NEIGHBORHOOD
• FUNCTIONAL LAYOUT
• SOLID STRUCTURE
• RESIDENTIAL STREET
• CONVENIENT ACCESS
• SCHOOLS

Property features AI

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Electric service (Municipal/Entergy); Natural gas
• Home design: Inside city limits
• Construction: Crawl space foundation
• Exterior features: Stucco exterior; 3-tab shingle roof; Paved road access; Level lot

Interior

• Kitchen: Free-standing stove
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling (electric); Central gas heating
• Interior features: Carpet, wood, and vinyl flooring; Formal living room; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 15.5% vs local median 8.7% 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: 211 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $57k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $75,000

Questions for the listing agent

1. Built in 1929 — 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: 1.79% ✓
• Cap rate: 15.48%
• Cash-on-cash: 32.83%
• DSCR: 2.46
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $49,606
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1902 S Laurel St	0.39mi	3/2.0 (-1)	2,970 (+2%)	11mo	$18,000	$6	65
1202 W 20th	0.28mi	4/2.5	3,072 (+5%)	22mo	$18,000	$6	58
1020 W 13th Ave	0.75mi	4/3.0	2,996 (+3%)	6mo	$50,000	$17	52
1400 W 32nd Ave	0.63mi	4/2.0	2,865 (-2%)	20mo	$175,000	$61	51
3125 S Linden St	0.55mi	4/3.0	2,520 (-14%)	12mo	$179,509	$71	37

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: 28.0%
• Equity multiple: 2.16×
• Total profit: $24,435
• Equity at exit: $11,183

10-year hold

• IRR: 35.4%
• Equity multiple: 4.26×
• Total profit: $68,388
• Equity at exit: $6,485

Cash invested: $21,000 (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: 211
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $574

Break-even live

Break-even rent $613

Max offer price $75,000

Occupancy floor 52%

Sensitivity live

Price	-10% $617	-5% $596	+0% $574	+5% $553	+10% $532
Rent	-10% $469	-5% $522	+0% $574	+5% $627	+10% $680
Rate	-1.0pp $612	-0.5pp $594	base $574	+0.5pp $555	+1.0pp $535

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $75,000 Active 10 DOM
2. 2026-06-19
   days on market $75,000 Active 8 DOM
3. 2026-06-18
   statusdays on market $75,000 Active 7 DOM
4. 2026-06-17
   days on market $75,000 New Listing 6 DOM
5. 2026-06-16
   days on market $75,000 New Listing 5 DOM
6. 2026-06-15
   days on market $75,000 New Listing 4 DOM
7. 2026-06-14
   days on market $75,000 New Listing 2 DOM
8. 2026-06-12
   remarks 634-char remark
9. 2026-06-12
   listed $75,000 New Listing 1 DOM

ⓘ 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: $716 · $60/mo
• Projected year-2 tax: $716 · $60/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 ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $16,081
• − Mortgage interest: −$4,201
• − Property taxes: −$716
• − Insurance: −$375
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,182
• Taxable income: $6,034
• Est. tax owed @ 24.0%: −$1,448
• After-tax cash flow: $5,445/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

+150.0% since first listed

9 events — show timeline

• 2026-06-11 Listed $75,000 CARMLS
• 2024-03-05 Sold (MLS) $57,000 CARMLS
• 2024-03-05 Sold (MLS) $57,000 CARMLS
• 2024-03-01 Sold (Public Records) $127,000 Public Records
• 2024-01-17 Listed $57,000 CARMLS
• 2024-01-17 Listing Removed — CARMLS
• 2023-12-20 Listed $70,000 CARMLS
• 2021-06-25 Sold (Public Records) $23,000 Public Records
• 2002-02-11 Sold (Public Records) $30,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $716 · +4.2% YoY. Source: county tax records.