1020 S Linden · Pine Bluff, AR 71611

$372,500

24 bd · None ba · 7,630 sqft · MultiFamily public records · 268 Days on market

Built 1980 0.63 ac lot $49/sqft · at area comps Est $358k · at est. ↓ 43% since listing

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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 +15.0/30.0
• ARV discount +5.7/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

INVESTOR OPPORTUNITY!! 24- 1 bedroom Studio Apartments (1 building) locatedo on huge lot with room to add more units. The property is just located 4 mins from the regentrified Downtown Pine Bluff, 6 mins from Jefferson Regional Medical Center & 9 mins. from the Saracen Casino Resort. The ARV-AFTER REPAIR VALUE is the focus! Income is based on 100% occupancy at market rent. Units are vacant. SOLD AS-IS. . CAN BE PURCHASED AS A PACKAGE W/ MLS #'S 25038274 & 25038272 Don't miss this opportunity! * * * * AGENTS SEE REMARKS * * * *

Key facts

• Downtown pine bluff
• Huge lot
• 0.63 acre lot

Tags

• 1 BEDROOM STUDIO APARTMENTS
• HUGE LOT
• DOWNTOWN PINE BLUFF
• SARACEN CASINO RESORT

What this means for you Summary

Snapshot

• This is a 24-bed/?-bath multifamily listed at $372k.

Deal economics

• At list price, monthly cash flow is $16k ($190k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $372k).
• Recommended offer: $328k (12.0% below list) — sets the bar for market timing.
• Cap rate 58.7% 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: 3 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($3k loan paydown + $11k appreciation (3.0% local appreciation)).
• 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 $104k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 2 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $327,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 6.36% ✓
• Cap rate: 58.75%
• Cash-on-cash: 187.33%
• DSCR: 9.34
• GRM: 1.3

CMA / ARV

• ARV (median comp): $358,259
• List price: $372,500
• Delta: 3.98%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.12×
• Total profit: $1,055,262
• Equity at exit: $167,492

10-year hold

• IRR: —
• Equity multiple: 23.46×
• Total profit: $2,342,165
• Equity at exit: $258,125

Cash invested: $104,300 (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 71611

• Active inventory: 3
• Price-to-rent: 31.4×

Monthly cashflow live

• Estimated rent: $23,703 medium
• Mortgage (P&I): −$1,953
• Tax from tax record: −$335 /mo · $4,015/yr
• Insurance: −$155
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,978
• Net cashflow: $15,856

Break-even live

Break-even rent $3,633

Max offer price $372,500

Occupancy floor 28%

Sensitivity live

Price	-10% $16,066	-5% $15,961	+0% $15,856	+5% $15,750	+10% $15,645
Rent	-10% $13,983	-5% $14,919	+0% $15,856	+5% $16,792	+10% $17,728
Rate	-1.0pp $16,043	-0.5pp $15,950	base $15,856	+0.5pp $15,759	+1.0pp $15,661

24-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 24× units	1	1	$23,712
Total (24 units)			$23,703

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: $93,125
• Closing costs: $11,175
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $372,500 Active 268 DOM
2. 2026-06-18
   days on market $372,500 Active 267 DOM
3. 2026-06-17
   days on market $372,500 Active 266 DOM
4. 2026-06-16
   days on market $372,500 Active 265 DOM
5. 2026-06-15
   days on market $372,500 Active 264 DOM
6. 2026-06-14
   days on market $372,500 Active 262 DOM
7. 2026-06-12
   days on market $372,500 Active 261 DOM
8. 2026-06-09
   days on market $372,500 Active 258 DOM
9. 2026-06-08
   days on market $372,500 Active 257 DOM
10. 2026-06-07
    days on market $372,500 Active 256 DOM
11. 2026-06-05
    days on market $372,500 Active 253 DOM
12. 2026-06-03
    days on market $372,500 Active 252 DOM
13. 2026-06-02
    days on market $372,500 Active 251 DOM
14. 2026-06-01
    days on market $372,500 Active 250 DOM
15. 2026-05-31
    days on market $372,500 Active 249 DOM
16. 2026-05-30
    days on market $372,500 Active 248 DOM
17. 2025-09-24
    listed $372,500 New Listing 551-char remark

    Show marketing remark (551 chars)

    INVESTOR OPPORTUNITY!! 24- 1 bedroom Studio Apartments (1 building) locatedo on huge lot with room to add more units. The property is just located 4 mins from the regentrified Downtown Pine Bluff, 6 mins from Jefferson Regional Medical Center & 9 mins. from the Saracen Casino Resort. The ARV-AFTER REPAIR VALUE is the focus! Income is based on 100% occupancy at market rent. Units are vacant. SOLD AS-IS. . CAN BE PURCHASED AS A PACKAGE W/ MLS #'S 25038274 & 25038272 Don't miss this opportunity! * * * * AGENTS SEE REMARKS * * * *

18. 2023-04-06
    soldstatus $650,000 102-char remark

    Show marketing remark (102 chars)

    Great investment properties! 3 total properties in this package 2202 W 10th 1020 S Linden 2103 S Beech

19. 2023-03-29
    soldstatus $650,000
20. 2023-03-10
    listed $650,000 102-char remark

    Show marketing remark (102 chars)

    Great investment properties! 3 total properties in this package 2202 W 10th 1020 S Linden 2103 S Beech

ⓘ 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: $4,015 · $335/mo
• Projected year-2 tax: $4,015 · $335/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 AE · 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 19% 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: $284,436
• − Mortgage interest: −$20,866
• − Property taxes: −$4,015
• − Insurance: −$6,981
• − Repairs & maintenance: −$22,755
• − Management: −$22,755
• − Depreciation: −$10,836
• Taxable income: $196,228
• Est. tax owed @ 24.0%: −$47,095
• After-tax cash flow: $143,172/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-42.7% since first listed

4 events — show timeline

• 2025-09-24 Listed $372,500 CARMLS
• 2023-04-06 Sold (MLS) $650,000 CARMLS
• 2023-03-29 Sold (Public Records) $650,000 Public Records
• 2023-03-10 Listed $650,000 CARMLS

Property tax history

+13.1%/yr

Latest (2025): $4,015 · +0.0% YoY. Source: county tax records.