301 Pine St · West Memphis, AR 72301

$37,500

2 bd · 1.0 ba · 1,562 sqft · SingleFamily public records · 1 Days on market

Built 1961 8,712 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

• 8,712 sq ft lot

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $954 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Cap rate 36.8% 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: 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: 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 $259 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $37,500

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 4.07% ✓
• Cap rate: 36.82%
• Cash-on-cash: 109.03%
• DSCR: 5.85
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $168,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 W Danner Ave	0.23mi	3/1.0 (+1)	1,425 (-9%)	1mo	$115,000	$81	69
200 Gibson Ave	0.49mi	2/1.0	1,498 (-4%)	17mo	$162,000	$108	56
128 Ross Ave	0.46mi	3/2.0 (+1)	1,486 (-5%)	14mo	$194,900	$131	50
411 Pine St	0.08mi	3/2.0 (+1)	1,351 (-14%)	19mo	$225,000	$167	49
126 W Cooper Ave	0.27mi	3/2.0 (+1)	1,372 (-12%)	12mo	$183,000	$133	48
413 Pine St	0.13mi	3/2.0 (+1)	1,351 (-14%)	20mo	$225,000	$167	46
117 Ross Ave	0.41mi	3/1.0 (+1)	1,396 (-11%)	21mo	$65,000	$47	41
224 S 9th St	0.68mi	3/2.0 (+1)	1,624 (+4%)	17mo	$22,000	$14	39
213 S Worthington Dr	0.61mi	3/2.0 (+1)	1,375 (-12%)	6mo	$169,900	$124	37
232 Ross Rd	0.59mi	3/2.0 (+1)	1,775 (+14%)	5mo	$177,500	$100	36
228 Ross Rd	0.58mi	3/1.0 (+1)	1,375 (-12%)	14mo	$82,900	$60	36
303 N Bond St	0.64mi	3/1.5 (+1)	1,353 (-13%)	22mo	$94,900	$70	23

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: —
• Equity multiple: 6.21×
• Total profit: $54,704
• Equity at exit: $5,591

10-year hold

• IRR: —
• Equity multiple: 13.00×
• Total profit: $125,949
• Equity at exit: $3,242

Cash invested: $10,500 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,525 medium
• Mortgage (P&I): −$197
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $954

Break-even live

Break-even rent $318

Max offer price $37,500

Occupancy floor 32%

Sensitivity live

Price	-10% $975	-5% $965	+0% $954	+5% $943	+10% $933
Rent	-10% $834	-5% $894	+0% $954	+5% $1,014	+10% $1,075
Rate	-1.0pp $973	-0.5pp $964	base $954	+0.5pp $944	+1.0pp $934

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: $9,375
• Closing costs: $1,125
• 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	2d	1	0.80mi
1398 E Barton Ave West Memphis, AR	3.0	2.0	1250	$1,550	$1.24	11d	1	0.93mi

Listing history 3 events

1. 2026-01-08
   status Pending
2. 2026-01-08
   listed $37,500 Active
3. 1989-06-05
   soldstatus $36,000

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $464 · $39/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,303
• − Mortgage interest: −$2,101
• − Property taxes: −$464
• − Insurance: −$188
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$1,091
• Taxable income: $11,532
• Est. tax owed @ 24.0%: −$2,768
• After-tax cash flow: $8,681/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

+4.2% since first listed

3 events — show timeline

• 2026-01-08 Pending — EARA
• 2026-01-08 Listed $37,500 EARA
• 1989-06-05 Sold (Public Records) $36,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $464 · -9.1% YoY. Source: county tax records.