3500 S Poplar · Pine Bluff, AR 71603

$49,900

2 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 108 Days on market

Built 1929 Est $38k · 31% over

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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
• 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 +0.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special!!! The perfect income property! New flooring, new interior paint, updated appliances, rental ready!! The seller says bring an offer!!

Key facts

• Garage
• Built 1929
• Listed 108 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($849 rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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.
• 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; 12 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 $345 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask is 5444% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $40k; 25% 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 $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1929 — 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: 1.70% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.63%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $38,232
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 W 29th Ave	0.51mi	3/1.0 (+1)	1,084 (+2%)	3mo	$29,999	$28	65
305 W 35	0.42mi	2/1.0	1,008 (-5%)	11mo	$36,000	$36	63
3720 S Main St	0.59mi	2/2.0	1,087 (+2%)	23mo	$62,700	$58	45
3705 S Olive St	0.38mi	3/1.5 (+1)	1,202 (+13%)	10mo	$31,000	$26	45
3800 S Cherry St	0.23mi	3/2.0 (+1)	1,194 (+12%)	21mo	$123,000	$103	42
1601 W 27th	0.69mi	3/1.0 (+1)	996 (-6%)	24mo	$25,000	$25	33
1405 W 29th Ave	0.51mi	3/1.0 (+1)	1,207 (+14%)	22mo	$85,000	$70	30

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $13,152
• Equity at exit: $7,440

10-year hold

• IRR: 30.9%
• Equity multiple: 3.78×
• Total profit: $38,823
• Equity at exit: $4,314

Cash invested: $13,972 (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: 4.9×

Monthly cashflow live

• Estimated rent: $849 high
• Mortgage (P&I): −$262
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $333

Break-even live

Break-even rent $427

Max offer price $49,900

Occupancy floor 56%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3008 S Elm St Pine Bluff, AR	2.0	1.0	802	$1,200	$1.50	43d	1	0.31mi
301 W 33rd Ave Pine Bluff, AR	2.0	1.5	871	$760	$0.87	43d	1	0.44mi
2810 S Poplar St Unit 8 Pine Bluff, AR	1.0	1.0	1040	$759	$0.73	43d	1	0.45mi
1901 W 40th Ave Pine Bluff, AR	2.0	1.0	854	$765	$0.90	43d	1	0.54mi
4321 S Olive St Pine Bluff, AR	1.0	1.0	728	$785	$1.08	43d	1	0.67mi
2100 W 40th Ave Pine Bluff, AR	1.0	1.0	711	$650	$0.91	43d	2	0.70mi
1907 W 28th Ave Pine Bluff, AR	3.0	1.5	947	$1,150	$1.21	43d	1	0.73mi
2001 W 28th Ave Pine Bluff, AR	2.0	1.0	729	$750	$1.03	43d	1	0.75mi
2404 S Walnut St Pine Bluff, AR	2.0	1.0	1100	$700	$0.64	43d	1	0.87mi
4511 S Main St Pine Bluff, AR	1.0–2.0	1.0	775	$750	$0.97	43d	8	0.97mi
2319 W 27th Ave Unit B Pine Bluff, AR	2.0	1.0	907	$795	$0.88	43d	1	0.99mi
304 W Harding Ave Unit 3 Pine Bluff, AR	2.0	1.0	1180	$715	$0.61	43d	1	1.35mi

Listing history 14 events

1. 2026-05-17
   listed $900
2. 2025-03-07
   historical $850
3. 2025-02-15
   listed $850
4. 2024-12-16
   soldstatus $40,000
5. 2024-11-27
   status Under Contract
6. 2024-09-10
   price $49,900
7. 2024-08-09
   listed $54,900 New Listing
8. 2019-12-24
   soldstatus $43,900 Sold 151-char remark

   Show marketing remark (151 chars)

   Investor special!!! The perfect income property! New flooring, new interior paint, updated appliances, rental ready!! The seller says bring an offer!!

9. 2019-12-24
   soldstatus $44,000

   Show marketing remark (151 chars)

   Investor special!!! The perfect income property! New flooring, new interior paint, updated appliances, rental ready!! The seller says bring an offer!!

10. 2019-11-25
    status Under Contract 151-char remark

    Show marketing remark (151 chars)

    Investor special!!! The perfect income property! New flooring, new interior paint, updated appliances, rental ready!! The seller says bring an offer!!

11. 2019-10-11
    price $43,900 151-char remark

    Show marketing remark (151 chars)

    Investor special!!! The perfect income property! New flooring, new interior paint, updated appliances, rental ready!! The seller says bring an offer!!

12. 2019-10-11
    price $43,500 151-char remark

    Show marketing remark (151 chars)

    Investor special!!! The perfect income property! New flooring, new interior paint, updated appliances, rental ready!! The seller says bring an offer!!

13. 2019-07-17
    listed $44,900 New Listing 151-char remark

    Show marketing remark (151 chars)

    Investor special!!! The perfect income property! New flooring, new interior paint, updated appliances, rental ready!! The seller says bring an offer!!

14. 2003-10-07
    soldstatus $15,000

ⓘ 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: $657 · $55/mo
• Projected year-2 tax: $657 · $55/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 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: $10,186
• − Mortgage interest: −$2,795
• − Property taxes: −$657
• − Insurance: −$250
• − Repairs & maintenance: −$815
• − Management: −$815
• − Depreciation: −$1,452
• Taxable income: $3,403
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $3,183/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

+166.7% since first listed

14 events — show timeline

• 2026-05-17 Listed for Rent $900 BUILDIUM
• 2025-03-07 Rental Removed $850 BUILDIUM
• 2025-02-15 Listed for Rent $850 BUILDIUM
• 2024-12-16 Sold (Public Records) $40,000 Public Records
• 2024-11-27 Pending — CARMLS
• 2024-09-10 Price Changed $49,900 CARMLS
• 2024-08-09 Listed $54,900 CARMLS
• 2019-12-24 Sold (Public Records) $44,000 Public Records
• 2019-12-24 Sold (MLS) $43,900 CARMLS
• 2019-11-25 Pending — CARMLS
• 2019-10-11 Price Changed $43,900 CARMLS
• 2019-10-11 Price Changed $43,500 CARMLS
• 2019-07-17 Listed $44,900 CARMLS
• 2003-10-07 Sold (Public Records) $15,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $657 · +16.4% YoY. Source: county tax records.