1903 W 25th · Pine Bluff, AR 71603

$69,700

4 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 56 Days on market

Built 1958 1.00 ac lot $50/sqft · 37% above area Est $51k · 37% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully remodeled 4 bedroom, 1 bath home on a huge lot full of potential! Whether your dreaming of a garden, outdoor entertaining space, or future expansion, this property give you the room to make it your own. A warm and inviting place to call home----don't miss this one!!!

Key facts

• 1 acre lot
• Garage
• Built 1958

Property features AI

Exterior

• Parking: Detached rear-entry parking
• Utilities: Public sewer; Public water; Natural gas
• Home design: Brick exterior
• Construction: Composition roof; Piers foundation
• Exterior features: Partially fenced yard; Outside storage area; Gravel road access; Level lot; Inside city limits

Interior

• Kitchen: Gas Range
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling (electric)
• Interior features: Wood floors; Den/Family room; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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: 212 active listings in the ZIP; 2 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 $482 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $43k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $70k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $67,609 (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 1958 — 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: 1.70% ✓
• Cap rate: 14.37%
• Cash-on-cash: 28.84%
• DSCR: 2.28
• GRM: 4.9

CMA / ARV

• ARV (median comp): $50,870
• List price: $69,700
• Delta: 37.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2212 S Maple St	0.16mi	3/1.5 (-1)	1,340 (-5%)	0mo	$42,000	$31	78
2104 W 21st Ave	0.28mi	4/2.0	1,388 (-1%)	7mo	$50,000	$36	75
2800 S Cherry St	0.52mi	3/1.5 (-1)	1,546 (+10%)	3mo	$90,000	$58	50
1504 W 18th Ave	0.50mi	3/2.0 (-1)	1,530 (+9%)	10mo	$15,000	$10	44
1705 W 29th Ave	0.31mi	3/2.0 (-1)	1,599 (+14%)	14mo	$36,500	$23	42
3101 S Cherry St	0.68mi	3/2.0 (-1)	1,444 (+3%)	17mo	$145,000	$100	41
1911 W 30th Ave	0.36mi	3/2.0 (-1)	1,224 (-13%)	16mo	$17,000	$14	40
1704 S Cedar	0.52mi	3/2.0 (-1)	1,586 (+13%)	7mo	$43,000	$27	39
1521 S Maple	0.61mi	3/1.5 (-1)	1,290 (-8%)	15mo	$2,500	$2	38
1508 W 18th Ave	0.49mi	3/2.0 (-1)	1,611 (+15%)	11mo	$15,000	$9	34
3101 S Ash St	0.56mi	3/1.5 (-1)	1,228 (-12%)	16mo	$33,500	$27	33
1504 W 34th Ave	0.71mi	3/2.0 (-1)	1,611 (+15%)	9mo	$65,000	$40	26

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: 23.2%
• Equity multiple: 1.95×
• Total profit: $18,585
• Equity at exit: $10,392

10-year hold

• IRR: 31.1%
• Equity multiple: 3.80×
• Total profit: $54,678
• Equity at exit: $6,026

Cash invested: $19,516 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$366
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $469

Break-even live

Break-even rent $589

Max offer price $69,700

Occupancy floor 55%

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: $17,425
• Closing costs: $2,091
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1907 W 28th Ave Pine Bluff, AR	3.0	1.5	947	$1,150	$1.21	43d	1	0.25mi
3109 Daffodil St Pine Bluff, AR	3.0	1.0	980	$825	$0.84	43d	1	0.92mi

Listing history 26 events

1. 2026-06-19
   statusdays on market $69,700 Active 56 DOM
2. 2026-06-18
   days on market $69,700 Price Change 55 DOM
3. 2026-06-17
   days on market $69,700 Price Change 54 DOM
4. 2026-06-16
   days on market $69,700 Price Change 53 DOM
5. 2026-06-15
   days on market $69,700 Price Change 52 DOM
6. 2026-06-14
   days on market $69,700 Price Change 50 DOM
7. 2026-06-12
   pricedays on market $69,700 Price Change 49 DOM
8. 2026-06-09
   days on market $80,000 Price Change 46 DOM
9. 2026-06-08
   days on market $80,000 Price Change 45 DOM
10. 2026-06-07
    days on market $80,000 Price Change 44 DOM
11. 2026-06-05
    days on market $80,000 Price Change 41 DOM
12. 2026-06-03
    pricestatusdays on market $80,000 Price Change 40 DOM
13. 2026-06-02
    days on market $87,700 Active 39 DOM
14. 2026-06-01
    days on market $87,700 Active 38 DOM
15. 2026-05-31
    days on market $87,700 Active 37 DOM
16. 2026-05-30
    days on market $87,700 Active 36 DOM
17. 2026-05-12
    price $87,700 295-char remark
18. 2026-04-24
    status New Listing 295-char remark
19. 2026-04-24
    historical 295-char remark
20. 2026-04-23
    listed $113,000 295-char remark
21. 2025-08-31
    historical
22. 2025-07-29
    listed $75,000 New Listing
23. 2024-03-21
    historical
24. 2024-01-30
    price $75,000
25. 2023-12-20
    listed $90,000 New Listing
26. 1999-02-02
    soldstatus $30,000

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $848 · $71/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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $14,191
• − Mortgage interest: −$3,904
• − Property taxes: −$848
• − Insurance: −$348
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$2,028
• Taxable income: $4,792
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $4,478/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

+132.3% since first listed

12 events — show timeline

• 2026-06-13 Price Changed $69,700 CARMLS
• 2026-06-04 Price Changed $80,000 CARMLS
• 2026-05-12 Price Changed $87,700 CARMLS
• 2026-04-24 Relisted — CARMLS
• 2026-04-24 Listing Removed — CARMLS
• 2026-04-23 Listed $113,000 CARMLS
• 2025-08-31 Listing Removed — CARMLS
• 2025-07-29 Listed $75,000 CARMLS
• 2024-03-21 Listing Removed — CARMLS
• 2024-01-30 Price Changed $75,000 CARMLS
• 2023-12-20 Listed $90,000 CARMLS
• 1999-02-02 Sold (Public Records) $30,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $848 · +0.0% YoY. Source: county tax records.