2201 W 38th · Pine Bluff, AR 71603

$99,500

3 bd · 2.0 ba · 1,803 sqft · SingleFamily public records · 293 Days on market

Built 1963 $55/sqft · 22% below area Est $127k · 22% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• 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

GREAT HOME WITH LOTS OF SQUARE FOOTAGE!! This is priced to sell and will be a great for an investor! Being sold as-is. Three bedrooms and 2 bath, fireplace and a large kitchen and living area! Call today and see it first!!

Key facts

• Built 1963
• Listed 292 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (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: 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; 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 $688 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $60k; list at $100k implies a 66% 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 $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 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 1963 — 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: 1.21% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.52%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $126,913
• List price: $99,500
• Delta: -21.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2206 W 36	0.11mi	3/2.0	1,870 (+4%)	1mo	$170,000	$91	88
2202 W 39th	0.09mi	3/2.5	1,787 (-1%)	12mo	$68,000	$38	82
2302 W 35th	0.22mi	3/1.5	1,780 (-1%)	6mo	$90,000	$51	81
2208 W 39th	0.12mi	2/2.0 (-1)	1,753 (-3%)	8mo	$110,000	$63	78
2302 W 40th Ave	0.24mi	3/2.0	1,701 (-6%)	10mo	$149,900	$88	71
2501 W 48th Ave	0.70mi	3/2.0	1,780 (-1%)	1mo	$95,000	$53	65
1604 W 31st	0.55mi	3/2.0	1,728 (-4%)	4mo	$60,000	$35	64
1504 W 34th Ave	0.46mi	3/2.0	1,611 (-11%)	9mo	$65,000	$40	54
9 La Salle Cv	0.64mi	3/2.0	1,653 (-8%)	8mo	$28,000	$17	49
2204 Sheraton Park Dr	0.68mi	3/1.5	1,573 (-13%)	2mo	$65,000	$41	43
2302 Pine Hill Dr	0.48mi	3/2.0	1,538 (-15%)	13mo	$67,500	$44	43
3516 S Cherry St	0.65mi	3/2.0	2,064 (+14%)	12mo	$50,000	$24	35

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $925
• Equity at exit: $14,836

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $22,795
• Equity at exit: $8,603

Cash invested: $27,860 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$117 /mo · $1,405/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $267

Break-even live

Break-even rent $861

Max offer price $99,500

Occupancy floor 73%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $99,500 Active 293 DOM
2. 2026-06-18
   days on market $99,500 Active 292 DOM
3. 2026-06-17
   days on market $99,500 Active 291 DOM
4. 2026-06-16
   days on market $99,500 Active 290 DOM
5. 2026-06-15
   days on market $99,500 Active 289 DOM
6. 2026-06-14
   days on market $99,500 Active 287 DOM
7. 2026-06-12
   days on market $99,500 Active 286 DOM
8. 2026-06-09
   days on market $99,500 Active 283 DOM
9. 2026-06-08
   days on market $99,500 Active 282 DOM
10. 2026-06-07
    days on market $99,500 Active 281 DOM
11. 2026-06-05
    days on market $99,500 Active 278 DOM
12. 2026-06-03
    days on market $99,500 Active 277 DOM
13. 2026-06-02
    days on market $99,500 Active 276 DOM
14. 2026-06-01
    days on market $99,500 Active 275 DOM
15. 2026-05-31
    days on market $99,500 Active 274 DOM
16. 2026-05-30
    days on market $99,500 Active 273 DOM
17. 2026-01-05
    status Back on Market 223-char remark

    Show marketing remark (223 chars)

    GREAT HOME WITH LOTS OF SQUARE FOOTAGE!! This is priced to sell and will be a great for an investor! Being sold as-is. Three bedrooms and 2 bath, fireplace and a large kitchen and living area! Call today and see it first!!

18. 2026-01-01
    historical 223-char remark

    Show marketing remark (223 chars)

    GREAT HOME WITH LOTS OF SQUARE FOOTAGE!! This is priced to sell and will be a great for an investor! Being sold as-is. Three bedrooms and 2 bath, fireplace and a large kitchen and living area! Call today and see it first!!

19. 2025-08-27
    listed $99,500 New Listing 223-char remark

    Show marketing remark (223 chars)

    GREAT HOME WITH LOTS OF SQUARE FOOTAGE!! This is priced to sell and will be a great for an investor! Being sold as-is. Three bedrooms and 2 bath, fireplace and a large kitchen and living area! Call today and see it first!!

20. 2025-01-31
    historical
21. 2025-01-06
    status Back on Market
22. 2024-12-01
    historical
23. 2024-05-17
    listed $99,500 New Listing
24. 2023-08-10
    soldstatus $60,000
25. 2022-05-10
    soldstatus $20,000

ⓘ 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: $1,405 · $117/mo
• Projected year-2 tax: $1,405 · $117/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 ≥109°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: $14,397
• − Mortgage interest: −$5,574
• − Property taxes: −$1,405
• − Insurance: −$498
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,895
• Taxable income: $1,723
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $2,796/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

+397.5% since first listed

9 events — show timeline

• 2026-01-05 Relisted — CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-08-27 Listed $99,500 CARMLS
• 2025-01-31 Listing Removed — CARMLS
• 2025-01-06 Relisted — CARMLS
• 2024-12-01 Listing Removed — CARMLS
• 2024-05-17 Listed $99,500 CARMLS
• 2023-08-10 Sold (Public Records) $60,000 Public Records
• 2022-05-10 Sold (Public Records) $20,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,405 · +0.0% YoY. Source: county tax records.