204 Clement Rd · West Memphis, AR 72301

$199,900

4 bd · 2.0 ba · 1,912 sqft · SingleFamily public records · 38 Days on market

Built 1982 0.27 ac lot $105/sqft · 20% below area Est $251k · 20% under

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Why this score? — see what drove the D+ 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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1982

Property features AI

Exterior

• Parking: Detached 2-car garage; 2 covered parking spaces (total 2 parking spaces)
• Utilities: Public water; Public sewer
• Home design: Residential property; One level
• Construction: Brick construction; Slab foundation; Built (year not provided)
• Exterior features: Balcony; Wood fencing; Composition roof

Interior

• Flooring: Hardwood flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Double pane windows with blinds; Gas water heater; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (13.3% below list).
• Recommended offer: $173k (13.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#413 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D-, crime F, amenities F.
• West Memphis School District (suburban): math 16% / reading 15% proficiency, ranked #224 of 238 in AR (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 136 active listings in the ZIP; 69 units permitted in Crittenden 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.
• Crittenden County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $151k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,294 (13.3% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (median comp): $250,833
• List price: $199,900
• Delta: -20.31%
• 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
205 Clement Rd	0.04mi	3/2.0 (-1)	2,012 (+5%)	3mo	$225,000	$112	82
209 Kingsway Dr	0.29mi	3/2.0 (-1)	2,016 (+5%)	0mo	$305,000	$151	72
909 Rosewood Dr	0.47mi	3/2.0 (-1)	2,025 (+6%)	3mo	$250,000	$123	60
1400 Windover Ln	0.63mi	3/2.0 (-1)	1,870 (-2%)	2mo	$270,000	$144	60
—	0.69mi	4/2.5	1,836 (-4%)	0mo	$280,000	$153	59
408 Brentwood Dr	0.20mi	3/2.0 (-1)	2,172 (+14%)	7mo	$289,900	$133	57
823 S Roselawn Dr	0.61mi	4/3.5	1,968 (+3%)	6mo	$267,900	$136	56
910 Richland Dr	0.71mi	4/2.0	1,813 (-5%)	8mo	$235,000	$130	52
1010 Richland Dr	0.67mi	3/2.0 (-1)	2,014 (+5%)	7mo	$275,000	$137	49
907 Pryor Dr	0.69mi	3/2.0 (-1)	1,987 (+4%)	10mo	$152,000	$76	48
1012 Clement Rd	0.67mi	4/2.0	1,706 (-11%)	8mo	$280,000	$164	44
1009 Cherry Ln	0.70mi	3/2.0 (-1)	1,743 (-9%)	9mo	$210,000	$120	40

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-25,418
• Equity at exit: $29,806

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-13,289
• Equity at exit: $17,284

Cash invested: $55,972 (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 72301

• Active inventory: 136
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$127 /mo · $1,526/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $110

Break-even live

Break-even rent $1,593

Max offer price $199,900

Occupancy floor 89%

Sensitivity live

Price	-10% $223	-5% $167	+0% $110	+5% $54	+10% $-3
Rent	-10% $-27	-5% $42	+0% $110	+5% $179	+10% $247
Rate	-1.0pp $211	-0.5pp $161	base $110	+0.5pp $58	+1.0pp $6

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $199,900 Active 38 DOM
2. 2026-06-18
   days on market $199,900 Active 35 DOM
3. 2026-06-17
   days on market $199,900 Active 34 DOM
4. 2026-06-16
   days on market $199,900 Active 33 DOM
5. 2026-06-15
   days on market $199,900 Active 32 DOM
6. 2026-06-13
   days on market $199,900 Active 30 DOM
7. 2026-06-10
   days on market $199,900 Active 27 DOM
8. 2026-06-09
   days on market $199,900 Active 26 DOM
9. 2026-06-08
   days on market $199,900 Active 25 DOM
10. 2026-06-07
    days on market $199,900 Active 24 DOM
11. 2026-06-03
    days on market $199,900 Active 20 DOM
12. 2026-06-02
    days on market $199,900 Active 19 DOM
13. 2026-06-01
    days on market $199,900 Active 18 DOM
14. 2026-05-31
    days on market $199,900 Active 17 DOM
15. 2026-05-15
    listed $199,900 Active 176-char remark
16. 2019-02-27
    soldstatus $151,000
17. 1987-02-01
    soldstatus $85,000

ⓘ 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: $1,526 · $127/mo
• Projected year-2 tax: $1,526 · $127/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,795
• − Mortgage interest: −$11,198
• − Property taxes: −$1,526
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$5,815
• Taxable loss: −$2,070
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $1,820/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: West Memphis School District
• NCES district ID: 0508040
• Math proficiency: 16% ▼ -14.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $29,382
• Composite: 12.22/100
• National rank: #9647
• State rank: #224 of 238 in AR

Livability — West Memphis

• Score: 55/100
• State rank: #413
• US rank: #23638

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety C+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Memphis, AR
• City population: 24,182
• Population (ZIP): 24,182

Population outlook (Crittenden County) Hauer SSP2

• Today (2025): 45,254 people
• By 2030: 42,953 · -5.1%
• By 2040: 38,235 · -15.5%
• By 2050: 33,670 · -25.6%
• By 2075: 24,315 · -46.3%
• By 2100: 17,173 · -62.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 29% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Crittenden

• 2024 margin: Toss-up / Even · D 50.1% · R 47.9% · Other 2.0%
• 2008→2024 swing: -12.4pp toward R · 2008: 14.7pp · 2024: 2.3pp
• All cycles: 2024: D+2.3 2020: D+7.2 2016: D+9.0 2012: D+18.7 2008: D+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.63%
• Current HPI: 182.7665
• 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

+135.2% since first listed

3 events — show timeline

• 2026-05-15 Listed $199,900 EARA
• 2019-02-27 Sold (Public Records) $151,000 Public Records
• 1987-02-01 Sold (Public Records) $85,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,526 · +72.0% YoY. Source: county tax records.