1818 S Olive St · Pine Bluff, AR 71603

$79,000

3 bd · 1.5 ba · 1,906 sqft · SingleFamily public records · 56 Days on market

Built 1955 0.25 ac lot $41/sqft · 53% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• 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

Check out this 3 bed -1.5 bath ready to go! Located in a busy commercial area, this home could be used as an office or a nice family home! Home has some updates such as new roof, AC and windows in 2023. Large rooms and tall ceilings! Home could easily be converted to a 2 bath as well. Includes a laundry area, carport, and a bonus room added to front of home! Call or text to set up a showing appointment!

Key facts

• Ac
• Laundry area
• Carport

Tags

• NEW ROOF
• AC
• WINDOWS
• LAUNDRY AREA
• CARPORT
• BONUS ROOM

Property features AI

Finance

• HOA & community: HOA fee frequency: Annual

Exterior

• Parking: Carport; 2 to 3 car capacity
• Utilities: Public sewer; Municipal electric (Entergy); Natural gas
• Home design: Wood exterior
• Construction: Crawl space foundation; 3-tab shingle roof
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Gas range
• Bedrooms: Laundry listed as a room
• Flooring: Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Gas logs fireplace; Vinyl flooring; Formal living room; Bonus room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 8.9% 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: 211 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.42% ✓
• Cap rate: 12.54%
• Cash-on-cash: 22.31%
• DSCR: 1.99
• GRM: 5.9

CMA / ARV

• ARV (median comp): $51,467
• List price: $79,000
• Delta: 53.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 W 15th Ave	0.25mi	3/2.0	1,856 (-3%)	0mo	$3,500	$2	82
511 W 20th Ave	0.14mi	4/2.0 (+1)	1,829 (-4%)	11mo	$22,000	$12	71
1840 S Oak St	0.21mi	3/2.0	2,110 (+11%)	3mo	$100,000	$47	68
402 W 15th Ave	0.22mi	3/2.0	1,778 (-7%)	10mo	$97,500	$55	68
906 W 15th Ave	0.33mi	3/2.0	1,963 (+3%)	13mo	$22,500	$11	67
817 S Walnut St	0.68mi	3/1.5	1,682 (-12%)	4mo	$9,000	$5	45
1000 W 12th	0.52mi	3/2.0	1,688 (-11%)	16mo	$129,900	$77	41
1612 W 15th Ave	0.69mi	3/2.0	1,772 (-7%)	23mo	$14,000	$8	35
300 W 11th Ave	0.54mi	4/2.5 (+1)	1,710 (-10%)	22mo	$76,500	$45	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: 15.1%
• Equity multiple: 1.60×
• Total profit: $13,366
• Equity at exit: $11,779

10-year hold

• IRR: 23.7%
• Equity multiple: 3.05×
• Total profit: $45,264
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $411

Break-even live

Break-even rent $604

Max offer price $79,000

Occupancy floor 58%

Sensitivity live

Price	-10% $456	-5% $434	+0% $411	+5% $389	+10% $367
Rent	-10% $322	-5% $367	+0% $411	+5% $456	+10% $500
Rate	-1.0pp $451	-0.5pp $431	base $411	+0.5pp $391	+1.0pp $370

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 S Beech St Pine Bluff, AR	3.0	2.0	1346	$850	$0.63	45d	1	1.26mi

Listing history 18 events

1. 2026-06-21
   days on market $79,000 Active 56 DOM
2. 2026-06-19
   days on market $79,000 Active 54 DOM
3. 2026-06-18
   days on market $79,000 Active 53 DOM
4. 2026-06-17
   days on market $79,000 Active 52 DOM
5. 2026-06-16
   days on market $79,000 Active 51 DOM
6. 2026-06-15
   days on market $79,000 Active 50 DOM
7. 2026-06-14
   days on market $79,000 Active 48 DOM
8. 2026-06-12
   days on market $79,000 Active 47 DOM
9. 2026-06-09
   days on market $79,000 Active 44 DOM
10. 2026-06-08
    days on market $79,000 Active 43 DOM
11. 2026-06-07
    days on market $79,000 Active 42 DOM
12. 2026-06-05
    days on market $79,000 Active 39 DOM
13. 2026-06-03
    days on market $79,000 Active 38 DOM
14. 2026-06-02
    days on market $79,000 Active 37 DOM
15. 2026-06-01
    days on market $79,000 Active 36 DOM
16. 2026-05-31
    days on market $79,000 Active 35 DOM
17. 2026-05-30
    days on market $79,000 Active 34 DOM
18. 2026-04-26
    listed $79,000 New Listing 408-char remark

ⓘ 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: $506 · $42/mo
• Expected delta: +$146/yr (+$12/mo · 40.7%)

ⓘ 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 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: $13,495
• − Mortgage interest: −$4,425
• − Property taxes: −$359
• − Insurance: −$395
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,298
• Taxable income: $3,858
• Est. tax owed @ 24.0%: −$926
• After-tax cash flow: $4,009/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

1 event — show timeline

• 2026-04-26 Listed $79,000 CARMLS

Property tax history

-0.6%/yr

Latest (2025): $359 · +0.2% YoY. Source: county tax records.