320 S Center St · West Memphis, AR 72301

$125,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 50 Days on market

Built 1946 $137/sqft · at area comps Est $130k · at est.

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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 +27.5/30.0
• DSCR +9.7/10.0
• ARV discount +9.2/15.0
• 1% rule +6.2/10.0
• 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

Listing remarks MLS

Well kept 2br 1ba features hardwood floors throughout. Eat in kitchen with gas stove & fridge & washer & dryer. Separate garage & large backyard.

Key facts

• Garage
• Listed 50 days

Property features AI

Finance

• Other: Located in the Worthington Park subdivision

Exterior

• Parking: Detached garage
• Security: Smoke detector(s)
• Utilities: Water available; Public sewer
• Home design: One-story residential property; Brick construction
• Construction: Brick construction
• Exterior features: No notable exterior features listed; No patio or porch

Interior

• Kitchen: Refrigerator; Electric range; Electric oven
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Hardwood flooring; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 7.0% in West Memphis — 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 55/100 on livability (#413 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute 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.
• Zoned schools: Bragg Elementary School (math 24% / reading 15%, grade F, #383 of 454 statewide, top 86%, 534 students, 100% FRL); West Junior High School (math 19% / reading 25%, grade F, #175 of 201 statewide, top 88%, 507 students, 100% FRL); The Academies of West Memphis Charter School (math 7% / reading 22%, grade F, #265 of 292 statewide, top 91%, 952 students, 100% FRL, charter) — zoned schools at 100% FRL track the district average.
• Market conditions: 133 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $108k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1946 — 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 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?
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: 1.12% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.70%
• DSCR: 1.57
• GRM: 7.5

CMA / ARV

• ARV (median comp): $129,997
• List price: $125,000
• Delta: -3.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 S Worthington Dr	0.03mi	2/1.0	900 (-1%)	7mo	$135,000	$150	91
212 N Worthington Dr	0.23mi	3/1.0 (+1)	912 (0%)	3mo	$85,000	$93	82
211 N Center St	0.22mi	3/1.0 (+1)	912 (0%)	9mo	$112,000	$123	77
1101 N Redding St	0.22mi	2/1.0	939 (+3%)	14mo	$65,000	$69	73
310 S Center St	0.06mi	3/1.0 (+1)	975 (+7%)	14mo	$139,900	$143	70
487 Belvedere Dr	0.36mi	3/1.0 (+1)	949 (+4%)	5mo	$125,000	$132	67
227 S Worthington Dr	0.13mi	3/2.0 (+1)	1,013 (+11%)	3mo	$169,900	$168	64
508 Arlington Dr	0.28mi	3/1.0 (+1)	1,014 (+11%)	8mo	$135,000	$133	57
1020 Lehr St	0.38mi	2/1.0	1,026 (+12%)	11mo	$138,000	$135	52
404 Dover Rd	0.26mi	3/1.0 (+1)	1,025 (+12%)	15mo	$134,900	$132	50
409 Balfour Rd	0.42mi	3/1.0 (+1)	1,040 (+14%)	3mo	$155,000	$149	50
1106 Spears St	0.59mi	3/1.0 (+1)	988 (+8%)	11mo	$75,000	$76	45

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,285
• Equity at exit: $18,638

10-year hold

• IRR: 12.0%
• Equity multiple: 1.94×
• Total profit: $33,009
• Equity at exit: $10,808

Cash invested: $35,000 (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: 133
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$26 /mo · $312/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $371

Break-even live

Break-even rent $929

Max offer price $125,000

Occupancy floor 68%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 N Avalon St Unit Future applicants West Memphis, AR	2.0	2.0	1057	$1,500	$1.42	1d	1	0.19mi
905 Deaunta Farrow ST West Memphis, AR	1.0	1.0	850	$650	$0.76	43d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $125,000 Active 50 DOM
2. 2026-06-17
   days on market $125,000 Active 49 DOM
3. 2026-06-16
   days on market $125,000 Active 48 DOM
4. 2026-06-15
   days on market $125,000 Active 47 DOM
5. 2026-06-13
   days on market $125,000 Active 45 DOM
6. 2026-06-10
   days on market $125,000 Active 42 DOM
7. 2026-06-09
   days on market $125,000 Active 41 DOM
8. 2026-06-08
   days on market $125,000 Active 40 DOM
9. 2026-06-07
   pricedays on market $125,000 Active 39 DOM
10. 2026-06-03
    days on market $115,000 Active 35 DOM
11. 2026-06-02
    days on market $115,000 Active 34 DOM
12. 2026-06-01
    days on market $115,000 Active 33 DOM
13. 2026-05-31
    days on market $115,000 Active 32 DOM
14. 2026-05-12
    price $115,000 722-char remark
15. 2026-04-29
    listed $125,000 Active 722-char remark
16. 2024-01-31
    soldstatus $107,500 Closed 169-char remark

    Show marketing remark (169 chars)

    Well kept 2br 1ba features hardwood floors throughout. Eat in kitchen with gas stove & fridge & washer & dryer. Separate garage & large backyard.

17. 2024-01-31
    soldstatus $107,500

    Show marketing remark (169 chars)

    Well kept 2br 1ba features hardwood floors throughout. Eat in kitchen with gas stove & fridge & washer & dryer. Separate garage & large backyard.

18. 2023-12-29
    status Pending 169-char remark

    Show marketing remark (169 chars)

    Well kept 2br 1ba features hardwood floors throughout. Eat in kitchen with gas stove & fridge & washer & dryer. Separate garage & large backyard.

19. 2023-10-30
    price $122,900 169-char remark

    Show marketing remark (169 chars)

    Well kept 2br 1ba features hardwood floors throughout. Eat in kitchen with gas stove & fridge & washer & dryer. Separate garage & large backyard.

20. 2023-08-03
    listed $127,900 Active 169-char remark

    Show marketing remark (169 chars)

    Well kept 2br 1ba features hardwood floors throughout. Eat in kitchen with gas stove & fridge & washer & dryer. Separate garage & large backyard.

21. 1986-05-01
    soldstatus $34,000

ⓘ 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: $312 · $26/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$488/yr (+$41/mo · 156.1%)

ⓘ 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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $16,772
• − Mortgage interest: −$7,002
• − Property taxes: −$312
• − Insurance: −$625
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$3,636
• Taxable income: $2,513
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,843/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

+267.6% since first listed

10 events — show timeline

• 2026-06-07 Price Changed $125,000 EARA
• 2026-06-06 Price Changed $120,000 EARA
• 2026-05-12 Price Changed $115,000 EARA
• 2026-04-29 Listed $125,000 EARA
• 2024-01-31 Sold (Public Records) $107,500 Public Records
• 2024-01-31 Sold (MLS) $107,500 EARA
• 2023-12-29 Pending — EARA
• 2023-10-30 Price Changed $122,900 EARA
• 2023-08-03 Listed $127,900 EARA
• 1986-05-01 Sold (Public Records) $34,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $312 · +1024.5% YoY. Source: county tax records.