1st Advantage MortgageA DSCR loan in Pine Bluff turns on rent versus payment. Citywide medians from the Census are $855 a month for rent, $89,400 for home value and $599 a year for real estate taxes.
Pine Bluff rents, values and tenants
Renters who pay cash rent in Pine Bluff have a median gross rent of $855 a month, about 10% below the Arkansas median of $947, while owner-occupied homes carry a median value of $89,400. Put the two medians together and Pine Bluff shows a gross yield of 11.5%, a higher-yield profile than most markets in this region. Because the rent number covers apartments as well as houses, expect single-family rentals to land above or below it.
| Indicator | Arkansas | Pine Bluff | Difference |
|---|---|---|---|
| Persons per household | 2.46 | 2.53 | |
| Share in 2-4 unit buildings | 6.5% | 6.7% | +3% |
| Share of homes detached | 70.0% | 73.4% | +5% |
| Long commuters, 45 min plus | 11.4% | 10.5% | -7% |
| Degree holders, age 25+ | 25.7% | 20.2% | -22% |
| Workers on their own account | 10.4% | 6.6% | -36% |
| Renters paying 30%+ of income | 44.8% | 46.9% | +5% |
| Units sitting vacant | 13.5% | 25.5% | +88% |
| Annual rent divided by value | 6.0% | 11.5% | +90% |
| Households that rent | 33.6% | 48.4% | +44% |
| Tax as a share of home value | 0.55% | 0.67% | +21% |
| Annual property tax bill, median | $1,040 | $599 | -42% |
| Household income, median | $60,773 | $42,718 | -30% |
| Typical owner-occupied value | $188,000 | $89,400 | -52% |
| Residents (Census estimate) | 3,049,391 | 39,743 |
The renter share is 48.4% in Pine Bluff, well above the Arkansas median of 34%, a sizable rental market. Median household income is $42,718, well below the Arkansas median of $60,773, and 47% of renter households pay 30 percent or more of income on rent.
The kind of housing in Pine Bluff
Single-family detached housing accounts for 73% of the units counted in Pine Bluff, so expect house-style comparables in most appraisals. Homes here date to 1972 at the median, which is old enough to need system replacement but modern enough to avoid the worst surprises.
Pine Bluff reports 25% of units vacant and a rental vacancy rate of 9.8%, a measure of how quickly a listed unit might lease.
What the data means for Pine Bluff buyers
A 11.5% gross yield is rich for this region, so Pine Bluff files often clear the ratio on paper, and the risks to test are vacancy, repairs and how long a vacant unit sits. Housing here is neither new nor ancient, so condition varies widely from block to block and the inspection tells you more than the median. Renters are 48% of households, which gives investors a real tenant base to market to.
Carrying costs in Pine Bluff
The Census reports median real estate taxes paid of $599 in Pine Bluff, well below the Arkansas median of $1,040. Against the median value that is an effective rate of roughly 0.67%, compared with 0.55% for Arkansas as a whole. At the median rent that tax bill takes roughly 6% of a year's rent before insurance, dues or interest.
Jefferson County carries a relatively moderate overall rating in FEMA's National Risk Index, where ice storms (very high), strong wind (relatively high) and tornadoes (relatively high) rank highest.
| Hazard in Jefferson County, FEMA index | Level |
|---|---|
| Lightning exposure | Relatively High |
| Tornadoes exposure | Relatively High |
| Strong wind exposure | Relatively High |
| Ice storms exposure | Very High |
| Social vulnerability score | Very High |
| Annualized loss estimate | Relatively Low |
| Composite risk | Relatively Moderate |
Insurance belongs in the ratio from day one, so get a landlord quote for the Pine Bluff address and ask about roof age, wind or hail deductibles and flood cover.
Working the Pine Bluff rent math
Try the math at the medians. With rent at $855 and taxes near $50 a month, a 1.00 DSCR leaves $805 for everything else in the payment, a 1.20 ratio leaves $663, and a 1.25 ratio leaves $634. Any real property will differ, but the exercise shows how little room insurance and dues can take.
Registration, deposits and nightly stays in Pine Bluff
For Pine Bluff, treat local rental rules as an open question to close before you offer. Ask the city and Jefferson County about landlord registration, inspections and short-term rental permits, and check association documents too. Nightly stays carry state tax in Arkansas. Arkansas adds a state tourism tax on transient lodging to its sales tax, with local taxes on top, and marketplaces such as Airbnb generally collect the state taxes for bookings they process while hosts answer for local taxes the platform does not collect.
A Pine Bluff landlord must handle the deposit within 60 days after move-out under Arkansas law.
Neighbors of Pine Bluff by the numbers
Set Pine Bluff ($89,400 median value) beside its neighbors: North Little Rock comes in lowest at $178,900, and Little Rock tops the group at $236,400.
| Market | Renter share | Tax bill | Home value | Residents | Rent |
|---|---|---|---|---|---|
| North Little Rock | 55% | $1,591 | $178,900 | 64,538 | $1,069 |
| Benton | 32% | $1,352 | $212,700 | 36,595 | $1,072 |
| Little Rock | 46% | $1,902 | $236,400 | 203,436 | $1,106 |
| Pine Bluff | 48% | $599 | $89,400 | 39,743 | $855 |
What fills Pine Bluff rentals
Self-employment accounts for 6.6% of Pine Bluff's workforce, so many local investors earn income that a standard payroll-based mortgage underwrites poorly. Other workforce markers: government workers are about 24% of employment, 20% of adults hold a bachelor's degree or higher and 11% of commuters travel 45 minutes or more.
The Pine Bluff area is home to University of Arkansas at Pine Bluff and Southeast Arkansas College. Students and employees at schools like these are a recurring source of rental demand. For getting around, Pine Bluff has interstate access via I-530, which matters to commuters and to out-of-town owners planning a visit.
Next steps for a Pine Bluff purchase
A good Pine Bluff file has four pieces: rent evidence, a tax estimate, an insurance quote and cash. Preview the ratio in the calculator, then apply or talk to us.
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- DSCR loans in North Little Rock, AR
- Every market we cover
Where we checked
- FEMA hazard ratings for Jefferson County
- Pine Bluff overview (Wikipedia)
- Pine Bluff landlords: see Ark. Code 18-16-303, 18-16-304, 18-16-305, 18-16-306
- Lodging tax reference: Arkansas DFA, sales and use tax rates
- 2020 to 2024 ACS data used for Pine Bluff
The Pine Bluff statistics are five-year ACS estimates (2020 to 2024), which have sampling error. RedFlagLease (CC BY 4.0) supplies the Arkansas landlord-tenant notes, and the statutes are linked. Our check date is October 2026, so look for newer Pine Bluff rules before you commit.
Before you make an offer
On a Pine Bluff purchase, line up the lease, the tax estimate, the insurance quote and any association dues before the appraisal is ordered, and ask the appraiser's office what rent comparables they plan to use.
DSCR loan availability varies by property and lender program and is not an offer to lend. See our disclosures.
Frequently asked questions
How does a lender pick the rent for a Pine Bluff DSCR file?
On most files the lender uses the lower of the signed lease rent and the appraiser's market rent for the address in Pine Bluff. For orientation, the Census median gross rent here is $855 a month.
Do taxes and insurance count in the Pine Bluff DSCR ratio?
Yes, the payment includes principal, interest, taxes, insurance and association dues. At the Pine Bluff median rent of $855, a 1.25 ratio allows about $684 in total payment, of which roughly $50 a month goes to median taxes.
How high are property taxes in Pine Bluff?
Median taxes paid are $599 a year, or 0.67% of median value, compared with 0.55% statewide. Ask Jefferson County's tax office what the bill becomes after your sale.
Can nightly stays at a Pine Bluff property support a DSCR file?
It depends on the program and on local law. A Pine Bluff owner needs the right permit or registration, an association that allows nightly stays, and documented bookings.
What are the security deposit rules for a Arkansas landlord?
Start with Ark. Code 18-16-303, 18-16-304, 18-16-305, 18-16-306. Return window: 60 days. Talk to a Arkansas attorney for a lease form that matches.
Is flood or storm risk a concern for a Pine Bluff rental?
Overall risk is rated relatively moderate for the county. Because the rating covers a whole county, look up the specific property on FEMA's flood map before you offer.
Do I need an LLC to buy a rental in Pine Bluff?
You do not need one, and many investors close in an entity. If you use an LLC, the lender asks for formation documents and usually a personal guaranty. Talk to your attorney and accountant about structure for a Arkansas property.