603 Baylor Dr · West Memphis, AR 72301

$135,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 145 Days on market

Built 1962 7,404 sqft lot $129/sqft · at area comps Est $134k · at est.

---

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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.1/15.0
• 1% rule +6.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Call today to schedule a viewing of this charming three-bedroom home! Enjoy a durable brick exterior, metal roof, new A/C system, updated shower, and a fully fenced yard—perfect for comfort and peace of mind. The home also features an additional living space, ideal for hosting guests or creating a second living area.

Key facts

• New a/c system
• Metal roof
• Brick exterior

Tags

• BRICK EXTERIOR
• METAL ROOF
• NEW A/C SYSTEM
• UPDATED SHOWER
• FULLY FENCED YARD
• ADDITIONAL LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: schools D-, crime F, amenities F.
• Marion School District (suburban): math 21% / reading 26% proficiency, ranked #185 of 238 in AR (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 133 active listings in the ZIP; 1 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 $933 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $135k implies a 80% gain — meaningful room to come down on a strong offer.

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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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 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?
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: 1.11% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.55%
• DSCR: 1.56
• GRM: 7.5

CMA / ARV

• ARV (median comp): $133,830
• List price: $135,000
• Delta: 0.87%
• 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
603 Baylor Dr	0.00mi	3/1.0	1,050 (0%)	1mo	$133,000	$127	99
409 Balfour Rd	0.27mi	3/1.0	1,040 (-1%)	3mo	$155,000	$149	84
1113 Spears St	0.20mi	3/1.5	1,076 (+2%)	7mo	$136,250	$127	79
516 Highland Dr	0.25mi	3/1.0	1,103 (+5%)	6mo	$155,000	$141	75
819 Preston Rd	0.36mi	3/1.0	1,008 (-4%)	4mo	$155,000	$154	74
487 Belvedere Dr	0.23mi	3/1.0	949 (-10%)	6mo	$125,000	$132	69
1409 N Avalon St	0.29mi	3/1.5	1,172 (+12%)	2mo	$164,900	$141	64
227 S Worthington Dr	0.59mi	3/2.0	1,013 (-4%)	3mo	$169,900	$168	60
1014 Balfour Rd	0.63mi	3/1.5	1,148 (+9%)	4mo	$168,000	$146	50
208 S Center Dr	0.68mi	2/1.0 (-1)	1,137 (+8%)	0mo	$50,000	$44	49
212 N Worthington Dr	0.64mi	3/1.0	912 (-13%)	3mo	$85,000	$93	46
321 S Worthington Dr	0.48mi	2/1.0 (-1)	900 (-14%)	7mo	$135,000	$150	43

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $3,235
• Equity at exit: $20,129

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $34,970
• Equity at exit: $11,672

Cash invested: $37,800 (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 72301

• Active inventory: 133
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$26 /mo · $306/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $395

Break-even live

Break-even rent $1,000

Max offer price $135,000

Occupancy floor 69%

Sensitivity live

Price	-10% $472	-5% $434	+0% $395	+5% $357	+10% $319
Rent	-10% $277	-5% $336	+0% $395	+5% $455	+10% $514
Rate	-1.0pp $463	-0.5pp $430	base $395	+0.5pp $360	+1.0pp $325

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	2d	1	0.44mi

Listing history 4 events

1. 2026-05-12
   status Pending 324-char remark

   Show marketing remark (324 chars)

   Call today to schedule a viewing of this charming three-bedroom home! Enjoy a durable brick exterior, metal roof, new A/C system, updated shower, and a fully fenced yard—perfect for comfort and peace of mind. The home also features an additional living space, ideal for hosting guests or creating a second living area.

2. 2026-04-16
   price $135,000 324-char remark

   Show marketing remark (324 chars)

   Call today to schedule a viewing of this charming three-bedroom home! Enjoy a durable brick exterior, metal roof, new A/C system, updated shower, and a fully fenced yard—perfect for comfort and peace of mind. The home also features an additional living space, ideal for hosting guests or creating a second living area.

3. 2025-12-19
   listed $140,000 Active 324-char remark

   Show marketing remark (324 chars)

   Call today to schedule a viewing of this charming three-bedroom home! Enjoy a durable brick exterior, metal roof, new A/C system, updated shower, and a fully fenced yard—perfect for comfort and peace of mind. The home also features an additional living space, ideal for hosting guests or creating a second living area.

4. 2015-08-28
   soldstatus $75,000

ⓘ 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: $306 · $26/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: +$558/yr (+$46/mo · 182.3%)

ⓘ 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 14% 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: $18,000
• − Mortgage interest: −$7,562
• − Property taxes: −$306
• − Insurance: −$675
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,927
• Taxable income: $2,650
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $4,108/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: Marion School District
• NCES district ID: 0509390
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $50,758
• Composite: 20.88/100
• National rank: #8492
• State rank: #185 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

+80.0% since first listed

4 events — show timeline

• 2026-05-12 Pending — EARA
• 2026-04-16 Price Changed $135,000 EARA
• 2025-12-19 Listed $140,000 EARA
• 2015-08-28 Sold (Public Records) $75,000 Public Records

Property tax history

-3.8%/yr

Latest (2025): $306 · -24.5% YoY. Source: county tax records.