6013 Windham Ave · Pine Bluff, AR 71602

$209,900

8 bd · 4.0 ba · 2,520 sqft · MultiFamily public records · 227 Days on market

Built 1982 6,098 sqft lot

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. 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 Alert! Don't miss this rent-ready 4-plex in White Hall offering strong cash flow potential! Each unit features 2 bedrooms and 1 bath, with Units 3 & 4 completely updated including fresh interior paint, new flooring, modern light fixtures, and new water heaters. Three of the four units have new HVAC systems, and the property also boasts a new roof and new exterior plumbing for peace of mind. Additional highlights include paved parking and a convenient location near the University of Arkansas at Pine Bluff, making it a desirable spot for tenants. Projected rents of $700-$750 per month per unit make this an excellent addition to any investment portfolio. Whether you're looking to expand your rental holdings or start your investment journey, 6013 Windham Ave offers the perfect blend of updates, stability, and income potential.

Key facts

• Paved parking
• Convenient location
• Completely updated

Tags

• COMPLETELY UPDATED
• NEW ROOF
• NEW EXTERIOR PLUMBING
• PAVED PARKING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive. Per door: $128/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (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.
• White Hall School District (rural): math 36% / reading 38% proficiency, ranked #86 of 238 in AR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 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 $1k of loan paydown is wiped out by about $6k 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 227 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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 $160k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $184,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.07% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.45%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,507
• Equity at exit: $31,297

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $40,306
• Equity at exit: $18,148

Cash invested: $58,772 (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 71602

• Home prices YoY: -7.8%
• Active inventory: 90
• Price-to-rent: 31.3×

Monthly cashflow live

• Estimated rent: $2,238 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $512

Break-even live

Break-even rent $1,590

Max offer price $209,900

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$2,240
Total (4 units)			$2,238

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-19
   days on market $209,900 Active 227 DOM
2. 2026-06-18
   days on market $209,900 Active 226 DOM
3. 2026-06-17
   days on market $209,900 Active 225 DOM
4. 2026-06-16
   days on market $209,900 Active 224 DOM
5. 2026-06-15
   days on market $209,900 Active 223 DOM
6. 2026-06-14
   days on market $209,900 Active 221 DOM
7. 2026-06-12
   days on market $209,900 Active 220 DOM
8. 2026-06-09
   days on market $209,900 Active 217 DOM
9. 2026-06-08
   days on market $209,900 Active 216 DOM
10. 2026-06-07
    days on market $209,900 Active 215 DOM
11. 2026-06-05
    days on market $209,900 Active 212 DOM
12. 2026-06-03
    days on market $209,900 Active 211 DOM
13. 2026-06-02
    days on market $209,900 Active 210 DOM
14. 2026-06-01
    days on market $209,900 Active 209 DOM
15. 2026-05-31
    days on market $209,900 Active 208 DOM
16. 2026-05-30
    days on market $209,900 Active 207 DOM
17. 2026-05-06
    status Back on Market 849-char remark

    Show marketing remark (849 chars)

    Investor Alert! Don't miss this rent-ready 4-plex in White Hall offering strong cash flow potential! Each unit features 2 bedrooms and 1 bath, with Units 3 & 4 completely updated including fresh interior paint, new flooring, modern light fixtures, and new water heaters. Three of the four units have new HVAC systems, and the property also boasts a new roof and new exterior plumbing for peace of mind. Additional highlights include paved parking and a convenient location near the University of Arkansas at Pine Bluff, making it a desirable spot for tenants. Projected rents of $700-$750 per month per unit make this an excellent addition to any investment portfolio. Whether you're looking to expand your rental holdings or start your investment journey, 6013 Windham Ave offers the perfect blend of updates, stability, and income potential.

18. 2026-04-25
    listed $209,900 Active

    Show marketing remark (849 chars)

    Investor Alert! Don't miss this rent-ready 4-plex in White Hall offering strong cash flow potential! Each unit features 2 bedrooms and 1 bath, with Units 3 & 4 completely updated including fresh interior paint, new flooring, modern light fixtures, and new water heaters. Three of the four units have new HVAC systems, and the property also boasts a new roof and new exterior plumbing for peace of mind. Additional highlights include paved parking and a convenient location near the University of Arkansas at Pine Bluff, making it a desirable spot for tenants. Projected rents of $700-$750 per month per unit make this an excellent addition to any investment portfolio. Whether you're looking to expand your rental holdings or start your investment journey, 6013 Windham Ave offers the perfect blend of updates, stability, and income potential.

19. 2026-04-25
    historical 849-char remark

    Show marketing remark (849 chars)

    Investor Alert! Don't miss this rent-ready 4-plex in White Hall offering strong cash flow potential! Each unit features 2 bedrooms and 1 bath, with Units 3 & 4 completely updated including fresh interior paint, new flooring, modern light fixtures, and new water heaters. Three of the four units have new HVAC systems, and the property also boasts a new roof and new exterior plumbing for peace of mind. Additional highlights include paved parking and a convenient location near the University of Arkansas at Pine Bluff, making it a desirable spot for tenants. Projected rents of $700-$750 per month per unit make this an excellent addition to any investment portfolio. Whether you're looking to expand your rental holdings or start your investment journey, 6013 Windham Ave offers the perfect blend of updates, stability, and income potential.

20. 2025-12-10
    price $209,900 849-char remark

    Show marketing remark (849 chars)

    Investor Alert! Don't miss this rent-ready 4-plex in White Hall offering strong cash flow potential! Each unit features 2 bedrooms and 1 bath, with Units 3 & 4 completely updated including fresh interior paint, new flooring, modern light fixtures, and new water heaters. Three of the four units have new HVAC systems, and the property also boasts a new roof and new exterior plumbing for peace of mind. Additional highlights include paved parking and a convenient location near the University of Arkansas at Pine Bluff, making it a desirable spot for tenants. Projected rents of $700-$750 per month per unit make this an excellent addition to any investment portfolio. Whether you're looking to expand your rental holdings or start your investment journey, 6013 Windham Ave offers the perfect blend of updates, stability, and income potential.

21. 2025-12-09
    price $209,900
22. 2025-10-24
    listed $214,900 New Listing 849-char remark

    Show marketing remark (849 chars)

    Investor Alert! Don't miss this rent-ready 4-plex in White Hall offering strong cash flow potential! Each unit features 2 bedrooms and 1 bath, with Units 3 & 4 completely updated including fresh interior paint, new flooring, modern light fixtures, and new water heaters. Three of the four units have new HVAC systems, and the property also boasts a new roof and new exterior plumbing for peace of mind. Additional highlights include paved parking and a convenient location near the University of Arkansas at Pine Bluff, making it a desirable spot for tenants. Projected rents of $700-$750 per month per unit make this an excellent addition to any investment portfolio. Whether you're looking to expand your rental holdings or start your investment journey, 6013 Windham Ave offers the perfect blend of updates, stability, and income potential.

23. 2025-10-24
    listed $214,900 Active

    Show marketing remark (849 chars)

    Investor Alert! Don't miss this rent-ready 4-plex in White Hall offering strong cash flow potential! Each unit features 2 bedrooms and 1 bath, with Units 3 & 4 completely updated including fresh interior paint, new flooring, modern light fixtures, and new water heaters. Three of the four units have new HVAC systems, and the property also boasts a new roof and new exterior plumbing for peace of mind. Additional highlights include paved parking and a convenient location near the University of Arkansas at Pine Bluff, making it a desirable spot for tenants. Projected rents of $700-$750 per month per unit make this an excellent addition to any investment portfolio. Whether you're looking to expand your rental holdings or start your investment journey, 6013 Windham Ave offers the perfect blend of updates, stability, and income potential.

24. 2025-03-07
    status Pending (FC, SS, REO)
25. 2025-03-05
    soldstatus $160,000 Sold
26. 2025-03-04
    soldstatus $160,000
27. 2025-02-05
    historical Take Backups
28. 2024-10-21
    price $185,000
29. 2024-09-04
    listed $190,000 New Listing
30. 2021-09-17
    soldstatus $95,000 Sold
31. 2021-09-17
    soldstatus $95,000
32. 2021-05-27
    historical Take Backups
33. 2021-05-13
    status Back on Market
34. 2021-04-24
    historical Take Backups
35. 2021-04-23
    price $119,000
36. 2021-03-26
    listed $129,000 New Listing
37. 2014-07-31
    soldstatus $72,500
38. 2014-07-25
    soldstatus $75,000
39. 2014-06-13
    historical
40. 2013-09-04
    listed $90,000
41. 2007-04-25
    soldstatus $128,000
42. 2006-02-02
    soldstatus $115,000

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $1,343 · $112/mo
• Expected delta: +$526/yr (+$44/mo · 64.4%)

ⓘ 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 ≥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: $26,856
• − Mortgage interest: −$11,758
• − Property taxes: −$817
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$6,106
• Taxable income: $2,828
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $5,462/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: White Hall School District
• NCES district ID: 0514140
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $51,633
• Composite: 32.16/100
• National rank: #5788
• State rank: #86 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): 15,922

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -18.84%
• Current HPI: 223.9305
• 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

+82.5% since first listed

26 events — show timeline

• 2026-05-06 Relisted — CARMLS
• 2026-04-25 Listed $209,900 NEABOR MLS
• 2026-04-25 Listing Removed — CARMLS
• 2025-12-10 Price Changed $209,900 CARMLS
• 2025-12-09 Price Changed $209,900 NEABOR MLS
• 2025-10-24 Listed $214,900 NEABOR MLS
• 2025-10-24 Listed $214,900 CARMLS
• 2025-03-07 Pending — CARMLS
• 2025-03-05 Sold (MLS) $160,000 CARMLS
• 2025-03-04 Sold (Public Records) $160,000 Public Records
• 2025-02-05 Contingent — CARMLS
• 2024-10-21 Price Changed $185,000 CARMLS
• 2024-09-04 Listed $190,000 CARMLS
• 2021-09-17 Sold (Public Records) $95,000 Public Records
• 2021-09-17 Sold (MLS) $95,000 CARMLS
• 2021-05-27 Contingent — CARMLS
• 2021-05-13 Relisted — CARMLS
• 2021-04-24 Contingent — CARMLS
• 2021-04-23 Price Changed $119,000 CARMLS
• 2021-03-26 Listed $129,000 CARMLS
• 2014-07-31 Sold (Public Records) $72,500 Public Records
• 2014-07-25 Sold (MLS) $75,000 CARMLS
• 2014-06-13 Listing Removed — CARMLS
• 2013-09-04 Listed $90,000 CARMLS
• 2007-04-25 Sold (Public Records) $128,000 Public Records
• 2006-02-02 Sold (Public Records) $115,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $817 · +8.4% YoY. Source: county tax records.