4404 Garland Ave · Pine Bluff, AR 71603

$130,500

3 bd · 2.0 ba · 1,542 sqft · SingleFamily public records · 659 Days on market

Built 1970 $85/sqft · at area comps Est $132k · at est.

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Why this score? — see what drove the D 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 +17.5/30.0
• ARV discount +7.9/15.0
• DSCR +5.5/10.0
• 1% rule +4.0/10.0
• 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 MLS

Wonderful home for starting your new journey! Recently renovated home, ready for your family. The home is located in a quiet centrally located area, with proximity to shopping, medical care and entertainment. The home is within close proximity to Jefferson County Library, the Aquatic Center, the Arts & Science Center and recently opened restaurants in downtown Pine Bluff, AR. The roof is approximately three years old, the carpet in the bedrooms is newly installed. The interior painting was completed within the last year. The sink in the hallway bathroom has been recently replaced. The interior of the garage has been freshly painted. The open floor plan provides great room for entertaining and ease of movement. Please call and schedule an appointment!

Key facts

• Renovated home
• Fresh paint
• Quiet location

Tags

• RENOVATED HOME
• QUIET LOCATION
• PROXIMITY TO AMENITIES
• SIX YEARS OLD ROOF
• NEW FLOOR COVERING
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (10.0% below list).
• Recommended offer: $115k (12.0% below list) — sets the bar for market timing.

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: crime F, amenities F, commute 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.
• Zoned schools: L. L. Owen Elementary School (math 22% / reading 8%, grade F, #406 of 454 statewide, top 90%, 238 students, 100% FRL); Watson Chapel Jr. High School (math 7% / reading 14%, grade F, #194 of 201 statewide, top 96%, 463 students, 100% FRL); Watson Chapel High School (math 8% / reading 12%, grade F, #276 of 292 statewide, top 96%, 497 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 211 active listings in the ZIP; 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 $902 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 659 days — a 12% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $130k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 659 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 9.3

CMA / ARV

• ARV (median comp): $131,701
• List price: $130,500
• Delta: -0.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4317 Garland Ct	0.04mi	3/2.0	1,464 (-5%)	2mo	$125,000	$85	88
4305 Scott Ave	0.20mi	3/2.0	1,526 (-1%)	3mo	$135,000	$88	86
3200 Allister Dr	0.17mi	3/2.0	1,549 (+0%)	19mo	$140,000	$90	75
4308 Garland Ave	0.08mi	3/1.5	1,368 (-11%)	13mo	$69,000	$50	65
2821 Kimberly Dr	0.41mi	3/2.0	1,591 (+3%)	19mo	$165,000	$104	60
4511 W 28th	0.43mi	3/1.5	1,502 (-3%)	22mo	$75,000	$50	55
2815 Orlando St	0.51mi	3/1.0	1,446 (-6%)	8mo	$45,000	$31	55
3007 Taylor Dr	0.42mi	3/1.5	1,388 (-10%)	9mo	$107,500	$77	54
2912 Edgewood	0.44mi	3/2.0	1,422 (-8%)	18mo	$120,000	$84	52
2827 E Edgewood Dr	0.50mi	3/1.0	1,316 (-15%)	11mo	$136,500	$104	39
4105 W 30th	0.42mi	3/1.5	1,329 (-14%)	21mo	$75,000	$56	38
4111 Faucet Rd	0.72mi	2/1.0 (-1)	1,416 (-8%)	10mo	$35,000	$25	36

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: -11.2%
• Equity multiple: 0.60×
• Total profit: $-14,797
• Equity at exit: $19,458

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-4,787
• Equity at exit: $11,283

Cash invested: $36,540 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$684
• Tax from tax record: −$88 /mo · $1,062/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $100

Break-even live

Break-even rent $1,047

Max offer price $130,500

Occupancy floor 86%

Sensitivity live

Price	-10% $174	-5% $137	+0% $100	+5% $63	+10% $26
Rent	-10% $7	-5% $54	+0% $100	+5% $147	+10% $193
Rate	-1.0pp $166	-0.5pp $133	base $100	+0.5pp $66	+1.0pp $32

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: $32,625
• Closing costs: $3,915
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-31
   days on market $130,500 Active 659 DOM
2. 2026-05-30
   days on market $130,500 Active 658 DOM
3. 2026-01-29
   price $130,500 767-char remark

   Show marketing remark (767 chars)

   Wonderful home for starting your new journey! Recently renovated home, ready for your family. The home is located in a quiet centrally located area, with proximity to shopping, medical care and entertainment. The home is within close proximity to Jefferson County Library, the Aquatic Center, the Arts & Science Center and recently opened restaurants in downtown Pine Bluff, AR. The roof is approximately three years old, the carpet in the bedrooms is newly installed. The interior painting was completed within the last year. The sink in the hallway bathroom has been recently replaced. The interior of the garage has been freshly painted. The open floor plan provides great room for entertaining and ease of movement. Please call and schedule an appointment!

4. 2025-11-10
   status Back on Market 767-char remark

   Show marketing remark (767 chars)

   Wonderful home for starting your new journey! Recently renovated home, ready for your family. The home is located in a quiet centrally located area, with proximity to shopping, medical care and entertainment. The home is within close proximity to Jefferson County Library, the Aquatic Center, the Arts & Science Center and recently opened restaurants in downtown Pine Bluff, AR. The roof is approximately three years old, the carpet in the bedrooms is newly installed. The interior painting was completed within the last year. The sink in the hallway bathroom has been recently replaced. The interior of the garage has been freshly painted. The open floor plan provides great room for entertaining and ease of movement. Please call and schedule an appointment!

5. 2025-11-01
   historical 767-char remark

   Show marketing remark (767 chars)

   Wonderful home for starting your new journey! Recently renovated home, ready for your family. The home is located in a quiet centrally located area, with proximity to shopping, medical care and entertainment. The home is within close proximity to Jefferson County Library, the Aquatic Center, the Arts & Science Center and recently opened restaurants in downtown Pine Bluff, AR. The roof is approximately three years old, the carpet in the bedrooms is newly installed. The interior painting was completed within the last year. The sink in the hallway bathroom has been recently replaced. The interior of the garage has been freshly painted. The open floor plan provides great room for entertaining and ease of movement. Please call and schedule an appointment!

6. 2025-08-28
   price $137,000 767-char remark

   Show marketing remark (767 chars)

   Wonderful home for starting your new journey! Recently renovated home, ready for your family. The home is located in a quiet centrally located area, with proximity to shopping, medical care and entertainment. The home is within close proximity to Jefferson County Library, the Aquatic Center, the Arts & Science Center and recently opened restaurants in downtown Pine Bluff, AR. The roof is approximately three years old, the carpet in the bedrooms is newly installed. The interior painting was completed within the last year. The sink in the hallway bathroom has been recently replaced. The interior of the garage has been freshly painted. The open floor plan provides great room for entertaining and ease of movement. Please call and schedule an appointment!

7. 2025-05-06
   status Back on Market 767-char remark

   Show marketing remark (767 chars)

   Wonderful home for starting your new journey! Recently renovated home, ready for your family. The home is located in a quiet centrally located area, with proximity to shopping, medical care and entertainment. The home is within close proximity to Jefferson County Library, the Aquatic Center, the Arts & Science Center and recently opened restaurants in downtown Pine Bluff, AR. The roof is approximately three years old, the carpet in the bedrooms is newly installed. The interior painting was completed within the last year. The sink in the hallway bathroom has been recently replaced. The interior of the garage has been freshly painted. The open floor plan provides great room for entertaining and ease of movement. Please call and schedule an appointment!

8. 2025-05-01
   historical 767-char remark

   Show marketing remark (767 chars)

   Wonderful home for starting your new journey! Recently renovated home, ready for your family. The home is located in a quiet centrally located area, with proximity to shopping, medical care and entertainment. The home is within close proximity to Jefferson County Library, the Aquatic Center, the Arts & Science Center and recently opened restaurants in downtown Pine Bluff, AR. The roof is approximately three years old, the carpet in the bedrooms is newly installed. The interior painting was completed within the last year. The sink in the hallway bathroom has been recently replaced. The interior of the garage has been freshly painted. The open floor plan provides great room for entertaining and ease of movement. Please call and schedule an appointment!

9. 2025-03-01
   status Back on Market 767-char remark

   Show marketing remark (767 chars)

   Wonderful home for starting your new journey! Recently renovated home, ready for your family. The home is located in a quiet centrally located area, with proximity to shopping, medical care and entertainment. The home is within close proximity to Jefferson County Library, the Aquatic Center, the Arts & Science Center and recently opened restaurants in downtown Pine Bluff, AR. The roof is approximately three years old, the carpet in the bedrooms is newly installed. The interior painting was completed within the last year. The sink in the hallway bathroom has been recently replaced. The interior of the garage has been freshly painted. The open floor plan provides great room for entertaining and ease of movement. Please call and schedule an appointment!

10. 2025-03-01
    historical 767-char remark

    Show marketing remark (767 chars)

    Wonderful home for starting your new journey! Recently renovated home, ready for your family. The home is located in a quiet centrally located area, with proximity to shopping, medical care and entertainment. The home is within close proximity to Jefferson County Library, the Aquatic Center, the Arts & Science Center and recently opened restaurants in downtown Pine Bluff, AR. The roof is approximately three years old, the carpet in the bedrooms is newly installed. The interior painting was completed within the last year. The sink in the hallway bathroom has been recently replaced. The interior of the garage has been freshly painted. The open floor plan provides great room for entertaining and ease of movement. Please call and schedule an appointment!

11. 2025-01-01
    status Back on Market 767-char remark

    Show marketing remark (767 chars)

    Wonderful home for starting your new journey! Recently renovated home, ready for your family. The home is located in a quiet centrally located area, with proximity to shopping, medical care and entertainment. The home is within close proximity to Jefferson County Library, the Aquatic Center, the Arts & Science Center and recently opened restaurants in downtown Pine Bluff, AR. The roof is approximately three years old, the carpet in the bedrooms is newly installed. The interior painting was completed within the last year. The sink in the hallway bathroom has been recently replaced. The interior of the garage has been freshly painted. The open floor plan provides great room for entertaining and ease of movement. Please call and schedule an appointment!

12. 2025-01-01
    historical 767-char remark

    Show marketing remark (767 chars)

    Wonderful home for starting your new journey! Recently renovated home, ready for your family. The home is located in a quiet centrally located area, with proximity to shopping, medical care and entertainment. The home is within close proximity to Jefferson County Library, the Aquatic Center, the Arts & Science Center and recently opened restaurants in downtown Pine Bluff, AR. The roof is approximately three years old, the carpet in the bedrooms is newly installed. The interior painting was completed within the last year. The sink in the hallway bathroom has been recently replaced. The interior of the garage has been freshly painted. The open floor plan provides great room for entertaining and ease of movement. Please call and schedule an appointment!

13. 2024-11-30
    status Back on Market 767-char remark

    Show marketing remark (767 chars)

    Wonderful home for starting your new journey! Recently renovated home, ready for your family. The home is located in a quiet centrally located area, with proximity to shopping, medical care and entertainment. The home is within close proximity to Jefferson County Library, the Aquatic Center, the Arts & Science Center and recently opened restaurants in downtown Pine Bluff, AR. The roof is approximately three years old, the carpet in the bedrooms is newly installed. The interior painting was completed within the last year. The sink in the hallway bathroom has been recently replaced. The interior of the garage has been freshly painted. The open floor plan provides great room for entertaining and ease of movement. Please call and schedule an appointment!

14. 2024-11-01
    historical 767-char remark

    Show marketing remark (767 chars)

    Wonderful home for starting your new journey! Recently renovated home, ready for your family. The home is located in a quiet centrally located area, with proximity to shopping, medical care and entertainment. The home is within close proximity to Jefferson County Library, the Aquatic Center, the Arts & Science Center and recently opened restaurants in downtown Pine Bluff, AR. The roof is approximately three years old, the carpet in the bedrooms is newly installed. The interior painting was completed within the last year. The sink in the hallway bathroom has been recently replaced. The interior of the garage has been freshly painted. The open floor plan provides great room for entertaining and ease of movement. Please call and schedule an appointment!

15. 2024-10-23
    price $142,000 767-char remark

    Show marketing remark (767 chars)

    Wonderful home for starting your new journey! Recently renovated home, ready for your family. The home is located in a quiet centrally located area, with proximity to shopping, medical care and entertainment. The home is within close proximity to Jefferson County Library, the Aquatic Center, the Arts & Science Center and recently opened restaurants in downtown Pine Bluff, AR. The roof is approximately three years old, the carpet in the bedrooms is newly installed. The interior painting was completed within the last year. The sink in the hallway bathroom has been recently replaced. The interior of the garage has been freshly painted. The open floor plan provides great room for entertaining and ease of movement. Please call and schedule an appointment!

16. 2024-06-29
    listed $146,400 New Listing 767-char remark

    Show marketing remark (767 chars)

    Wonderful home for starting your new journey! Recently renovated home, ready for your family. The home is located in a quiet centrally located area, with proximity to shopping, medical care and entertainment. The home is within close proximity to Jefferson County Library, the Aquatic Center, the Arts & Science Center and recently opened restaurants in downtown Pine Bluff, AR. The roof is approximately three years old, the carpet in the bedrooms is newly installed. The interior painting was completed within the last year. The sink in the hallway bathroom has been recently replaced. The interior of the garage has been freshly painted. The open floor plan provides great room for entertaining and ease of movement. Please call and schedule an appointment!

17. 1989-01-05
    soldstatus $52,000

ⓘ 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: $1,062 · $88/mo
• Projected year-2 tax: $1,062 · $88/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $14,086
• − Mortgage interest: −$7,310
• − Property taxes: −$1,062
• − Insurance: −$652
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,796
• Taxable loss: −$988
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $1,439/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

+151.0% since first listed

15 events — show timeline

• 2026-01-29 Price Changed $130,500 CARMLS
• 2025-11-10 Relisted — CARMLS
• 2025-11-01 Listing Removed — CARMLS
• 2025-08-28 Price Changed $137,000 CARMLS
• 2025-05-06 Relisted — CARMLS
• 2025-05-01 Listing Removed — CARMLS
• 2025-03-01 Relisted — CARMLS
• 2025-03-01 Listing Removed — CARMLS
• 2025-01-01 Relisted — CARMLS
• 2025-01-01 Listing Removed — CARMLS
• 2024-11-30 Relisted — CARMLS
• 2024-11-01 Listing Removed — CARMLS
• 2024-10-23 Price Changed $142,000 CARMLS
• 2024-06-29 Listed $146,400 CARMLS
• 1989-01-05 Sold (Public Records) $52,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,062 · +8.3% YoY. Source: county tax records.