421 S 8th St · West Memphis, AR 72301

$75,000

4 bd · 1.5 ba · 1,900 sqft · SingleFamily public records · 216 Days on market

7,404 sqft lot $39/sqft · 48% below area Est $145k · 48% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

* * New Price Alert * * Come take a look at this spacious starter home or investment opportunity with endless potential! Featuring 3 bedrooms, 2.5 baths, and a generous yard perfect for family fun or entertaining, this property offers room to grow and make it your own. The home boasts a unique layout and architectural design—just waiting for your personal touch to restore its charm and curb appeal. Home is ready for you to come take a look & see if this gem is for you! Don't miss your chance to turn this into something truly special!

Key facts

• Generous yard
• Unique layout
• Architectural design

Tags

• GENEROUS YARD
• UNIQUE LAYOUT
• ARCHITECTURAL DESIGN
• CURB APPEAL

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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.
• 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: 133 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $75k implies a 552% 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.96% ✓
• Cap rate: 17.48%
• Cash-on-cash: 39.96%
• DSCR: 2.78
• GRM: 4.2

CMA / ARV

• ARV (median comp): $145,278
• List price: $75,000
• Delta: -48.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 S 13th St	0.40mi	3/2.0 (-1)	1,720 (-10%)	1mo	$189,900	$110	58
620 8th St	0.19mi	4/2.0	1,689 (-11%)	22mo	$125,000	$74	52
224 S 9th St	0.21mi	3/2.0 (-1)	1,624 (-14%)	17mo	$22,000	$14	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: 36.3%
• Equity multiple: 2.54×
• Total profit: $32,371
• Equity at exit: $11,183

10-year hold

• IRR: 43.0%
• Equity multiple: 5.07×
• Total profit: $85,489
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,472 high
• Mortgage (P&I): −$393
• Tax from tax record: −$39 /mo · $471/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $699

Break-even live

Break-even rent $587

Max offer price $75,000

Occupancy floor 48%

Sensitivity live

Price	-10% $742	-5% $720	+0% $699	+5% $678	+10% $657
Rent	-10% $583	-5% $641	+0% $699	+5% $757	+10% $816
Rate	-1.0pp $737	-0.5pp $718	base $699	+0.5pp $680	+1.0pp $660

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1398 E Barton Ave West Memphis, AR	3.0	2.0	1250	$1,550	$1.24	11d	1	0.98mi
2502 E Tyler Ave West Memphis, AR	3.0	2.0	1250	$1,550	$1.24	44d	1	1.20mi
2504 Tyler Cir West Memphis, AR	3.0	2.0	1250	$1,450	$1.16	2d	1	1.21mi
2506 E Tyler Ave West Memphis, AR	3.0	2.0	1250	$1,450	$1.16	16d	1	1.22mi
316 Chestnut St West Memphis, AR	3.0	2.0	1250	$1,450	$1.16	44d	1	1.34mi
310 Chestnut St West Memphis, AR	3.0	2.0	1250	$1,350	$1.08	2d	1	1.35mi

Listing history 19 events

1. 2026-06-18
   days on market $75,000 Active 216 DOM
2. 2026-06-17
   days on market $75,000 Active 215 DOM
3. 2026-06-16
   days on market $75,000 Active 214 DOM
4. 2026-06-15
   days on market $75,000 Active 213 DOM
5. 2026-06-13
   days on market $75,000 Active 211 DOM
6. 2026-06-10
   days on market $75,000 Active 208 DOM
7. 2026-06-09
   days on market $75,000 Active 207 DOM
8. 2026-06-08
   days on market $75,000 Active 206 DOM
9. 2026-06-07
   days on market $75,000 Active 205 DOM
10. 2026-06-03
    days on market $75,000 Active 201 DOM
11. 2026-06-02
    days on market $75,000 Active 200 DOM
12. 2026-06-01
    days on market $75,000 Active 199 DOM
13. 2026-05-31
    days on market $75,000 Active 198 DOM
14. 2026-03-29
    status Active 553-char remark

    Show marketing remark (553 chars)

    * * New Price Alert * * Come take a look at this spacious starter home or investment opportunity with endless potential! Featuring 3 bedrooms, 2.5 baths, and a generous yard perfect for family fun or entertaining, this property offers room to grow and make it your own. The home boasts a unique layout and architectural design—just waiting for your personal touch to restore its charm and curb appeal. Home is ready for you to come take a look & see if this gem is for you! Don't miss your chance to turn this into something truly special!

15. 2026-03-29
    price $75,000 553-char remark

    Show marketing remark (553 chars)

    * * New Price Alert * * Come take a look at this spacious starter home or investment opportunity with endless potential! Featuring 3 bedrooms, 2.5 baths, and a generous yard perfect for family fun or entertaining, this property offers room to grow and make it your own. The home boasts a unique layout and architectural design—just waiting for your personal touch to restore its charm and curb appeal. Home is ready for you to come take a look & see if this gem is for you! Don't miss your chance to turn this into something truly special!

16. 2025-09-14
    historical Active Under Contract 553-char remark

    Show marketing remark (553 chars)

    * * New Price Alert * * Come take a look at this spacious starter home or investment opportunity with endless potential! Featuring 3 bedrooms, 2.5 baths, and a generous yard perfect for family fun or entertaining, this property offers room to grow and make it your own. The home boasts a unique layout and architectural design—just waiting for your personal touch to restore its charm and curb appeal. Home is ready for you to come take a look & see if this gem is for you! Don't miss your chance to turn this into something truly special!

17. 2025-08-22
    price $65,000 553-char remark

    Show marketing remark (553 chars)

    * * New Price Alert * * Come take a look at this spacious starter home or investment opportunity with endless potential! Featuring 3 bedrooms, 2.5 baths, and a generous yard perfect for family fun or entertaining, this property offers room to grow and make it your own. The home boasts a unique layout and architectural design—just waiting for your personal touch to restore its charm and curb appeal. Home is ready for you to come take a look & see if this gem is for you! Don't miss your chance to turn this into something truly special!

18. 2025-06-10
    listed $107,000 Active 553-char remark

    Show marketing remark (553 chars)

    * * New Price Alert * * Come take a look at this spacious starter home or investment opportunity with endless potential! Featuring 3 bedrooms, 2.5 baths, and a generous yard perfect for family fun or entertaining, this property offers room to grow and make it your own. The home boasts a unique layout and architectural design—just waiting for your personal touch to restore its charm and curb appeal. Home is ready for you to come take a look & see if this gem is for you! Don't miss your chance to turn this into something truly special!

19. 1979-03-01
    soldstatus $11,500

ⓘ 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: $471 · $39/mo
• Projected year-2 tax: $480 · $40/mo
• Expected delta: +$9/yr (+$1/mo · 1.8%)

ⓘ 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 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: $17,667
• − Mortgage interest: −$4,201
• − Property taxes: −$471
• − Insurance: −$375
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$2,182
• Taxable income: $7,611
• Est. tax owed @ 24.0%: −$1,827
• After-tax cash flow: $6,564/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

+552.2% since first listed

6 events — show timeline

• 2026-03-29 Relisted — EARA
• 2026-03-29 Price Changed $75,000 EARA
• 2025-09-14 Contingent — EARA
• 2025-08-22 Price Changed $65,000 EARA
• 2025-06-10 Listed $107,000 EARA
• 1979-03-01 Sold (Public Records) $11,500 Public Records

Property tax history

+15.3%/yr

Latest (2025): $471 · +9.8% YoY. Source: county tax records.