3110 Lilac St · Pine Bluff, AR 71603

$65,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 8 Days on market

Built 1961 8,276 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 +9.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the established Meadowlane area of Pine Bluff, this home presents a rare opportunity to create something truly special. Set on a quiet residential street lined with mature surroundings, the property offers a sense of space, comfort, and long-term potential that is becoming harder to find. Inside, the home features a practical and inviting layout that serves as the perfect canvas whether you’re envisioning a beautifully updated personal residence or a thoughtfully renovated investment property. The structure offers solid bones and timeless potential, ready for a buyer with vision to bring it to life. Conveniently located near schools, local amenities, and major city routes,

Key facts

• Near schools
• Solid bones
• Practical layout

Tags

• QUIET RESIDENTIAL STREET
• PRACTICAL LAYOUT
• SOLID BONES
• NEAR SCHOOLS
• LOCAL AMENITIES
• MAJOR CITY ROUTES

Property features AI

Finance

• Financial info: Annual property taxes reported

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas
• Home design: Single-family property (approx. 1,000 total area); Lot approximately 0.19 acres
• Construction: Slab foundation; 3-tab shingle roof
• Exterior features: Brick and frame exterior; Sloped lot; Paved road access; Inside city limits

Interior

• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Carpet and wood floors; Central heating; Central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($913 rent vs $65k).
• Cap rate 11.9% 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.
• 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.
• Market conditions: 212 active listings in the ZIP; 8 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 $449 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $65k implies a 62% 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 $65,000

Questions for the listing agent

1. Built in 1961 — 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: 1.40% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.86%
• DSCR: 1.88
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $29,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3307 Rose St	0.20mi	3/1.0	1,000 (0%)	2mo	$18,000	$18	89
2803 W 27	0.32mi	2/1.0 (-1)	980 (-2%)	4mo	$37,000	$38	73
3502 Lilac	0.27mi	3/1.0	1,073 (+7%)	8mo	$80,000	$75	69
2813 S Orlando	0.52mi	3/1.0	974 (-3%)	4mo	$92,750	$95	68
2804 W 30th Ave	0.49mi	3/1.0	925 (-8%)	1mo	$40,000	$43	64
3308 Jonquil	0.15mi	3/1.0	1,075 (+8%)	22mo	$13,636	$13	62
2913 S Orlando	0.68mi	3/1.0	1,058 (+6%)	2mo	$33,500	$32	57
1718 S Marsh	0.48mi	3/1.0	1,080 (+8%)	10mo	$30,000	$28	56
3408 Iris St	0.28mi	3/1.0	1,106 (+11%)	21mo	$32,000	$29	52
3200 Jonquil	0.08mi	4/1.0 (+1)	1,125 (+12%)	22mo	$13,636	$12	52
3102 Jonquil	0.07mi	2/1.0 (-1)	1,144 (+14%)	22mo	$13,636	$12	49
3400 Jonquil	0.20mi	2/1.0 (-1)	850 (-15%)	22mo	$13,636	$16	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: 12.0%
• Equity multiple: 1.48×
• Total profit: $8,646
• Equity at exit: $9,692

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $32,213
• Equity at exit: $5,620

Cash invested: $18,200 (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: 5.9×

Monthly cashflow live

• Estimated rent: $913 high
• Mortgage (P&I): −$341
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $301

Break-even live

Break-even rent $532

Max offer price $65,000

Occupancy floor 62%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3109 Daffodil St Pine Bluff, AR	3.0	1.0	980	$825	$0.84	43d	1	0.12mi
2319 W 27th Ave Unit B Pine Bluff, AR	2.0	1.0	907	$795	$0.88	43d	1	0.55mi
2001 W 28th Ave Pine Bluff, AR	2.0	1.0	729	$750	$1.03	43d	1	0.81mi
1907 W 28th Ave Pine Bluff, AR	3.0	1.5	947	$1,150	$1.21	43d	1	0.83mi
4324 Union Ave Pine Bluff, AR	2.0	1.0	702	$650	$0.93	43d	1	1.05mi
1107 S Cypress St Unit 1 Pine Bluff, AR	2.0	1.0	875	$700	$0.80	43d	1	1.21mi
1901 W 40th Ave Pine Bluff, AR	2.0	1.0	854	$765	$0.90	43d	1	1.36mi
3008 S Elm St Pine Bluff, AR	2.0	1.0	802	$1,200	$1.50	43d	1	1.47mi

Listing history 8 events

1. 2026-06-19
   days on market $65,000 Active 8 DOM
2. 2026-06-18
   statusdays on market $65,000 Active 7 DOM
3. 2026-06-17
   days on market $65,000 New Listing 6 DOM
4. 2026-06-16
   days on market $65,000 New Listing 5 DOM
5. 2026-06-15
   days on market $65,000 New Listing 4 DOM
6. 2026-06-14
   days on market $65,000 New Listing 2 DOM
7. 2026-06-12
   remarks 693-char remark
8. 2026-06-12
   listed $65,000 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: $624 · $52/mo
• Projected year-2 tax: $624 · $52/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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $10,954
• − Mortgage interest: −$3,641
• − Property taxes: −$624
• − Insurance: −$325
• − Repairs & maintenance: −$876
• − Management: −$876
• − Depreciation: −$1,891
• Taxable income: $2,720
• Est. tax owed @ 24.0%: −$653
• After-tax cash flow: $2,961/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
• 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

+114.0% since first listed

3 events — show timeline

• 2026-06-10 Listed $65,000 CARMLS
• 2022-03-17 Sold (Public Records) $40,000 Public Records
• 2001-07-30 Sold (Public Records) $30,375 Public Records

Property tax history

+9.1%/yr

Latest (2025): $624 · +0.1% YoY. Source: county tax records.