1302 Boston · Pine Bluff, AR 71603

$60,000

3 bd · 1.0 ba · 1,146 sqft · SingleFamily public records · 108 Days on market

Built 1963 $52/sqft · 35% below area Est $98k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

This 3-bedroom, 2-bath home is approximately 80% remodeled and ready for the next owner to bring it across the finish line. Major updates have already been started, offering a great head start while still allowing you to choose the final touches and finishes to match your style. The home features a spacious layout, comfortable living areas, and plenty of potential to add value. Whether you’re an investor, flipper, or buyer looking to build equity, this property presents a fantastic opportunity to complete the transformation and make it your own. Schedule your showing today and imagine the possibilities! Square footage is approximate. Recommend measuring square footage for accuracy. New windows throughout!

Key facts

• 2 parking spots
• Built 1963
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($829 rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 9.0% in Pine Bluff — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $415 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $60k implies a 100% 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 $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.38% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.59%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

• ARV (median comp): $98,410
• List price: $60,000
• Delta: -39.03%
• 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
1302 Collins Dr	0.06mi	3/1.0	1,220 (+6%)	12mo	$124,900	$102	77
2800 Claremont Dr	0.33mi	3/1.5	1,220 (+6%)	5mo	$75,000	$61	68
1605 S Utah	0.22mi	3/2.0	1,224 (+7%)	12mo	$119,000	$97	64
2810 Claremont	0.39mi	3/1.0	1,300 (+13%)	2mo	$70,500	$54	58
2805 Belmoor Dr	0.37mi	3/1.0	1,026 (-10%)	11mo	$55,000	$54	56
2507 E 10th Ave	0.33mi	3/2.0	1,288 (+12%)	10mo	$49,500	$38	52
1703 E 7th. Ave	0.59mi	2/1.0 (-1)	1,161 (+1%)	16mo	$17,000	$15	52
2708 S Belair	0.44mi	3/2.0	1,250 (+9%)	11mo	$166,040	$133	51
2706 S Belair	0.42mi	3/2.0	1,250 (+9%)	14mo	$165,000	$132	50
5801,05,07 Womack	0.38mi	2/1.0 (-1)	1,024 (-11%)	13mo	$15,000	$15	48
2704 S Belair	0.46mi	3/2.0	1,250 (+9%)	14mo	$165,000	$132	48
1507 E 7th	0.67mi	2/1.0 (-1)	1,176 (+3%)	15mo	$25,000	$21	47

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $6,849
• Equity at exit: $8,946

10-year hold

• IRR: 19.4%
• Equity multiple: 2.63×
• Total profit: $27,304
• Equity at exit: $5,188

Cash invested: $16,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $829 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$55 /mo · $661/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $260

Break-even live

Break-even rent $500

Max offer price $60,000

Occupancy floor 64%

Sensitivity live

Price	-10% $294	-5% $277	+0% $260	+5% $243	+10% $226
Rent	-10% $195	-5% $227	+0% $260	+5% $293	+10% $326
Rate	-1.0pp $290	-0.5pp $275	base $260	+0.5pp $245	+1.0pp $229

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 W Harding Ave Unit 3 Pine Bluff, AR	2.0	1.0	1180	$715	$0.61	44d	1	1.46mi
6 Duplexes Pine Bluff, AR	2.0	1.5–2.0	858	$772	$0.90	44d	5	1.47mi
301 W 11th Ave Unit 1 Pine Bluff, AR	2.0	1.0	858	$675	$0.79	44d	1	1.48mi

Listing history 22 events

1. 2026-06-19
   days on market $60,000 Active 108 DOM
2. 2026-06-18
   days on market $60,000 Active 107 DOM
3. 2026-06-17
   days on market $60,000 Active 106 DOM
4. 2026-06-16
   days on market $60,000 Active 105 DOM
5. 2026-06-15
   days on market $60,000 Active 104 DOM
6. 2026-06-14
   days on market $60,000 Active 102 DOM
7. 2026-06-12
   days on market $60,000 Active 101 DOM
8. 2026-06-09
   days on market $60,000 Active 98 DOM
9. 2026-06-08
   days on market $60,000 Active 97 DOM
10. 2026-06-07
    days on market $60,000 Active 96 DOM
11. 2026-06-05
    days on market $60,000 Active 93 DOM
12. 2026-06-03
    days on market $60,000 Active 92 DOM
13. 2026-06-02
    days on market $60,000 Active 91 DOM
14. 2026-06-01
    days on market $60,000 Active 90 DOM
15. 2026-05-31
    days on market $60,000 Active 89 DOM
16. 2026-05-30
    days on market $60,000 Active 88 DOM
17. 2026-03-20
    price $60,000 720-char remark

    Show marketing remark (720 chars)

    This 3-bedroom, 2-bath home is approximately 80% remodeled and ready for the next owner to bring it across the finish line. Major updates have already been started, offering a great head start while still allowing you to choose the final touches and finishes to match your style. The home features a spacious layout, comfortable living areas, and plenty of potential to add value. Whether you’re an investor, flipper, or buyer looking to build equity, this property presents a fantastic opportunity to complete the transformation and make it your own. Schedule your showing today and imagine the possibilities! Square footage is approximate. Recommend measuring square footage for accuracy. New windows throughout!

18. 2026-03-03
    listed $70,000 New Listing 720-char remark

    Show marketing remark (720 chars)

    This 3-bedroom, 2-bath home is approximately 80% remodeled and ready for the next owner to bring it across the finish line. Major updates have already been started, offering a great head start while still allowing you to choose the final touches and finishes to match your style. The home features a spacious layout, comfortable living areas, and plenty of potential to add value. Whether you’re an investor, flipper, or buyer looking to build equity, this property presents a fantastic opportunity to complete the transformation and make it your own. Schedule your showing today and imagine the possibilities! Square footage is approximate. Recommend measuring square footage for accuracy. New windows throughout!

19. 2026-03-01
    historical
20. 2025-10-22
    listed $79,000 New Listing
21. 2023-03-24
    soldstatus $30,000
22. 2019-09-16
    soldstatus $10,000

ⓘ 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: $661 · $55/mo
• Projected year-2 tax: $661 · $55/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $9,948
• − Mortgage interest: −$3,361
• − Property taxes: −$661
• − Insurance: −$300
• − Repairs & maintenance: −$796
• − Management: −$796
• − Depreciation: −$1,745
• Taxable income: $2,289
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $2,573/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

+500.0% since first listed

6 events — show timeline

• 2026-03-20 Price Changed $60,000 CARMLS
• 2026-03-03 Listed $70,000 CARMLS
• 2026-03-01 Listing Removed — CARMLS
• 2025-10-22 Listed $79,000 CARMLS
• 2023-03-24 Sold (Public Records) $30,000 Public Records
• 2019-09-16 Sold (Public Records) $10,000 Public Records

Property tax history

+24.6%/yr

Latest (2025): $661 · +0.1% YoY. Source: county tax records.