1519 S Tennessee · Pine Bluff, AR 71601

$25,000

2 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 76 Days on market

Built 1934 $18/sqft · 33% below area Est $37k · 33% under

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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
• Appreciation +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Listing remarks MLS

Excellent investment opportunity in great shape!!

Key facts

• Parking
• Built 1934
• Listed 75 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

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 ($742 rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.2% 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: 90 active listings in the ZIP; 6 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Risks & watch-outs

• Watch-outs: built in 1934 — 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 $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — 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: 2.97% ✓
• Cap rate: 26.21%
• Cash-on-cash: 71.12%
• DSCR: 4.16
• GRM: 2.8

CMA / ARV

• ARV (median comp): $37,179
• List price: $25,000
• Delta: -32.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 E 21st St	0.35mi	2/2.0	1,428 (0%)	7mo	$9,000	$6	74
208 Rutherford Pl	0.21mi	2/1.0	1,220 (-15%)	2mo	$39,000	$32	64
901 Nebraska St	0.75mi	3/1.0 (+1)	1,441 (+1%)	10mo	$50,900	$35	50
1312 Alabama	0.26mi	3/2.0 (+1)	1,270 (-11%)	14mo	$76,000	$60	49
1310 S Indiana St	0.27mi	3/2.0 (+1)	1,216 (-15%)	19mo	$33,500	$28	38
702 W 20th Ave	0.73mi	3/1.0 (+1)	1,360 (-5%)	18mo	$30,000	$22	38
1006 E 10th Ave	0.51mi	3/2.0 (+1)	1,626 (+14%)	8mo	$147,500	$91	37
1423 Belmoor Dr	0.69mi	3/2.0 (+1)	1,548 (+8%)	24mo	$110,000	$71	25
1304 S Oak St	0.73mi	3/1.0 (+1)	1,260 (-12%)	22mo	$23,000	$18	23

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: 70.7%
• Equity multiple: 4.20×
• Total profit: $22,383
• Equity at exit: $3,728

10-year hold

• IRR: 74.7%
• Equity multiple: 8.65×
• Total profit: $53,558
• Equity at exit: $2,162

Cash invested: $7,000 (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 71601

• Home prices YoY: -2.1%
• Active inventory: 90
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $742 high
• Mortgage (P&I): −$131
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$156
• Net cashflow: $415

Break-even live

Break-even rent $217

Max offer price $25,000

Occupancy floor 39%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 W Harding Ave Unit 3 Pine Bluff, AR	2.0	1.0	1180	$715	$0.61	43d	1	0.42mi
2404 S Walnut St Pine Bluff, AR	2.0	1.0	1100	$700	$0.64	43d	1	0.76mi
6 Duplexes Pine Bluff, AR	2.0	1.5–2.0	858	$772	$0.90	43d	5	0.81mi
107 S Beech St Pine Bluff, AR	3.0	2.0	1346	$850	$0.63	43d	1	1.23mi
2810 S Poplar St Unit 8 Pine Bluff, AR	1.0	1.0	1040	$759	$0.73	43d	1	1.26mi
1107 S Cypress St Unit 1 Pine Bluff, AR	2.0	1.0	875	$700	$0.80	43d	1	1.36mi

Listing history 30 events

1. 2026-06-19
   days on market $25,000 Active 76 DOM
2. 2026-06-18
   days on market $25,000 Active 75 DOM
3. 2026-06-17
   days on market $25,000 Active 74 DOM
4. 2026-06-16
   days on market $25,000 Active 73 DOM
5. 2026-06-15
   days on market $25,000 Active 72 DOM
6. 2026-06-14
   days on market $25,000 Active 70 DOM
7. 2026-06-12
   days on market $25,000 Active 69 DOM
8. 2026-06-09
   days on market $25,000 Active 66 DOM
9. 2026-06-08
   days on market $25,000 Active 65 DOM
10. 2026-06-07
    days on market $25,000 Active 64 DOM
11. 2026-06-05
    days on market $25,000 Active 61 DOM
12. 2026-06-03
    days on market $25,000 Active 60 DOM
13. 2026-06-02
    days on market $25,000 Active 59 DOM
14. 2026-06-01
    days on market $25,000 Active 58 DOM
15. 2026-05-31
    days on market $25,000 Active 57 DOM
16. 2026-05-30
    days on market $25,000 Active 56 DOM
17. 2026-04-04
    listed $25,000 New Listing 49-char remark

    Show marketing remark (49 chars)

    Excellent investment opportunity in great shape!!

18. 2025-11-25
    historical
19. 2025-03-12
    status Back on Market
20. 2025-02-25
    status Under Contract
21. 2024-09-19
    status Back on Market
22. 2024-08-16
    historical Take Backups
23. 2024-08-14
    historical
24. 2024-08-14
    listed $39,950 New Listing
25. 2024-08-12
    price $39,950
26. 2024-08-12
    status Price Change
27. 2024-05-09
    historical
28. 2024-01-02
    historical
29. 2024-01-01
    listed $63,900 New Listing
30. 2023-10-09
    listed $85,000 New Listing

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $359 · $30/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $8,907
• − Mortgage interest: −$1,400
• − Property taxes: −$359
• − Insurance: −$125
• − Repairs & maintenance: −$713
• − Management: −$713
• − Depreciation: −$727
• Taxable income: $4,869
• Est. tax owed @ 24.0%: −$1,169
• After-tax cash flow: $3,810/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
• City population: 29,578
• Population (ZIP): 13,981

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: Predominantly Black (81%)
• Race & ethnicity: Black 81% White 13% Two or more races 4% Hispanic / Latino 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -3.51%
• Current HPI: 160.3064
• 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

-70.6% since first listed

14 events — show timeline

• 2026-04-04 Listed $25,000 CARMLS
• 2025-11-25 Listing Removed — CARMLS
• 2025-03-12 Relisted — CARMLS
• 2025-02-25 Pending — CARMLS
• 2024-09-19 Relisted — CARMLS
• 2024-08-16 Contingent — CARMLS
• 2024-08-14 Listing Removed — CARMLS
• 2024-08-14 Listed $39,950 CARMLS
• 2024-08-12 Price Changed $39,950 CARMLS
• 2024-08-12 Relisted — CARMLS
• 2024-05-09 Listing Removed — CARMLS
• 2024-01-02 Listing Removed — CARMLS
• 2024-01-01 Listed $63,900 CARMLS
• 2023-10-09 Listed $85,000 CARMLS

Property tax history

+7.0%/yr

Latest (2025): $359 · +8.3% YoY. Source: county tax records.