2503 W 26th St · Pine Bluff, AR 71603

$54,500

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 29 Days on market

Built 1968 5,227 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Nice Investment Property!

Key facts

• 5,227 sq ft lot
• Parking
• Built 1968

Property features AI

Finance

• Financial info: Accepts VA, FHA, conventional loans, and cash

Exterior

• Parking: Parking pad with space for 1 car
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas; Insulated windows and doors
• Home design: Single-family property; Entry level information not provided
• Construction: Metal/vinyl siding; Architectural shingle roof; Crawl space foundation
• Exterior features: Level lot; Paved road access; Lot approximately 55 x 100 (0.12 acre); Inside city limits

Interior

• Kitchen: Free-standing stove; Electric range
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Mini-split system
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Smoke detectors; Corian kitchen countertops; Sheetrock walls and ceilings; Luxury vinyl flooring
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($706 rent vs $54k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 9.0% in Pine Bluff — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 9 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).
• This rent is only 16% of the median local income ($53k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $377 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 $15k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 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 $25k; list at $54k implies a 118% gain — meaningful room to come down on a strong offer.

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 $53,682 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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: 1.29% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.36%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $13,464
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3307 S Iris St	0.66mi	2/1.0	750 (+0%)	3mo	$9,000	$12	66
1807 W 27th Ave	0.41mi	2/1.0	811 (+8%)	4mo	$24,000	$30	63
3103 Jonquil	0.52mi	2/1.0	775 (+4%)	22mo	$13,636	$18	51
3201 Jonquil	0.54mi	2/1.0	775 (+4%)	22mo	$13,636	$18	50
3201 Rose	0.55mi	2/1.0	775 (+4%)	22mo	$13,636	$18	50
3303 Rose	0.61mi	2/1.0	775 (+4%)	22mo	$13,636	$18	47
3105 Jonquil	0.53mi	2/1.0	806 (+8%)	22mo	$13,636	$17	44
1603 W 29th	0.58mi	2/1.0	811 (+8%)	23mo	$28,000	$35	40
3400 Jonquil	0.67mi	2/1.0	850 (+14%)	22mo	$13,636	$16	27

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: 8.7%
• Equity multiple: 1.34×
• Total profit: $5,216
• Equity at exit: $8,126

10-year hold

• IRR: 17.9%
• Equity multiple: 2.48×
• Total profit: $22,592
• Equity at exit: $4,712

Cash invested: $15,260 (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: 6.4×

Monthly cashflow live

• Estimated rent: $706 high
• Mortgage (P&I): −$286
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$148
• Net cashflow: $221

Break-even live

Break-even rent $426

Max offer price $54,500

Occupancy floor 64%

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 W 30th Ave Unit 2 Pine Bluff, AR	1.0	1.0	570	$650	$1.14	44d	1	0.27mi
2001 W 28th Ave Pine Bluff, AR	2.0	1.0	729	$750	$1.03	44d	1	0.33mi
2120 W 30th Ave Unit 5 Pine Bluff, AR	1.0	1.0	500	$600	$1.20	44d	1	0.35mi
3720 Miramar Dr Unit 13 Pine Bluff, AR	1.0	1.0	550	$650	$1.18	44d	1	0.81mi
818 W 28th Ave Unit B22 Pine Bluff, AR	2.0	2.0	520	$600	$1.15	44d	1	1.00mi
2100 W 40th Ave Pine Bluff, AR	1.0	1.0	711	$650	$0.91	44d	2	1.02mi
2600 S Beech St Pine Bluff, AR	1.0	1.0	650	$495	$0.76	44d	1	1.07mi
2600 S Beech St Unit O Pine Bluff, AR	1.0	1.0	500	$500	$1.00	44d	1	1.07mi
4324 Union Ave Pine Bluff, AR	2.0	1.0	702	$650	$0.93	44d	1	1.37mi

Listing history 24 events

1. 2026-06-19
   days on market $54,500 Active 29 DOM
2. 2026-06-18
   days on market $54,500 Active 28 DOM
3. 2026-06-17
   days on market $54,500 Active 27 DOM
4. 2026-06-16
   days on market $54,500 Active 26 DOM
5. 2026-06-15
   days on market $54,500 Active 25 DOM
6. 2026-06-14
   days on market $54,500 Active 23 DOM
7. 2026-06-12
   days on market $54,500 Active 22 DOM
8. 2026-06-09
   statusdays on market $54,500 Active 19 DOM
9. 2026-06-08
   days on market $54,500 Price Change 18 DOM
10. 2026-06-07
    days on market $54,500 Price Change 17 DOM
11. 2026-06-05
    days on market $54,500 Price Change 14 DOM
12. 2026-06-03
    days on market $54,500 Price Change 13 DOM
13. 2026-06-03
    pricestatus $54,500 Price Change 12 DOM
14. 2026-06-02
    days on market $53,000 Take Backups 12 DOM
15. 2026-06-01
    days on market $53,000 Take Backups 11 DOM
16. 2026-05-31
    days on market $53,000 Take Backups 10 DOM
17. 2026-05-30
    days on market $53,000 Take Backups 9 DOM
18. 2026-05-21
    historical Take Backups
19. 2026-05-07
    listed $53,000
20. 2026-05-07
    historical
21. 2023-05-25
    soldstatus $25,000 25-char remark

    Show marketing remark (25 chars)

    Nice Investment Property!

22. 2023-05-15
    soldstatus $200,000
23. 2023-05-12
    listed $25,000 25-char remark

    Show marketing remark (25 chars)

    Nice Investment Property!

24. 2000-01-12
    soldstatus $16,000

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $349 · $29/mo
• Expected delta: +$12/yr (+$1/mo · 3.4%)

ⓘ 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 ≥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: $8,467
• − Mortgage interest: −$3,053
• − Property taxes: −$337
• − Insurance: −$272
• − Repairs & maintenance: −$677
• − Management: −$677
• − Depreciation: −$1,585
• Taxable income: $1,864
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $2,202/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

+231.2% since first listed

7 events — show timeline

• 2026-05-21 Contingent — CARMLS
• 2026-05-07 Listing Removed — CARMLS
• 2026-05-07 Listed $53,000 CARMLS
• 2023-05-25 Sold (MLS) $25,000 CARMLS
• 2023-05-15 Sold (Public Records) $200,000 Public Records
• 2023-05-12 Listed $25,000 CARMLS
• 2000-01-12 Sold (Public Records) $16,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $337 · +0.0% YoY. Source: county tax records.