715 Foxwood St · West Memphis, AR 72301

$130,000

3 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 62 Days on market

Built 1982 Est $133k · 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 +29.8/30.0
• DSCR +10.0/10.0
• ARV discount +8.5/15.0
• 1% rule +7.2/10.0
• 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

Well, aren't you in luck? This home is back on the market with touches of a NEW look! Check out this 3bedroom, 1bathroom home nestled in its own cozy corner! You don't want to miss this opportunity. Who wouldn't miss this time to gain ownership of calling a house your new home?! Call or text TODAY to set up an appointment to check it out. Future homeowners, WELCOME!

Key facts

• Built 1982
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $899 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $130k implies a 1011% 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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.22% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.77%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $132,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Foxwood St	0.00mi	3/1.0	1,038 (0%)	1mo	$132,500	$128	100
905 Foxwood Cir	0.18mi	3/1.0	1,014 (-2%)	6mo	$139,500	$138	82
400 Oxford St	0.32mi	3/1.0	1,090 (+5%)	9mo	$107,000	$98	69
522 Lois Marie Cv	0.55mi	3/2.0	1,004 (-3%)	7mo	$135,000	$134	59
600 Tulane Dr	0.21mi	3/2.0	1,189 (+14%)	18mo	$159,900	$134	47
705 Turtle Creek Cv	0.59mi	2/1.0 (-1)	1,108 (+7%)	12mo	$139,900	$126	46
512 Lois Marie Cv	0.53mi	2/1.0 (-1)	888 (-14%)	1mo	$100,000	$113	46
402 Purdue Ave	0.20mi	3/2.0	1,179 (+14%)	23mo	$156,000	$132	44
765 Dogwood Cv	0.68mi	2/2.0 (-1)	936 (-10%)	3mo	$129,000	$138	41
207 Anna Ln	0.68mi	3/1.5	1,088 (+5%)	23mo	$120,000	$110	39
236 Anna Ln	0.65mi	3/2.0	1,192 (+15%)	10mo	$143,000	$120	33
230 Anna Ln	0.68mi	2/1.0 (-1)	897 (-14%)	16mo	$89,900	$100	28

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $9,348
• Equity at exit: $19,383

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $47,154
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $478

Break-even live

Break-even rent $978

Max offer price $130,000

Occupancy floor 65%

Sensitivity live

Price	-10% $552	-5% $515	+0% $478	+5% $442	+10% $405
Rent	-10% $353	-5% $416	+0% $478	+5% $541	+10% $603
Rate	-1.0pp $544	-0.5pp $511	base $478	+0.5pp $445	+1.0pp $410

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 Maple Dr West Memphis, AR	4.0	2.0	1176	$1,699	$1.44	2d	1	0.37mi
905 Maple Dr West Memphis, AR	4.0	2.0	1176	$1,495	$1.27	24d	1	0.37mi
911 N Avalon St Unit Future applicants West Memphis, AR	2.0	2.0	1057	$1,500	$1.42	2d	1	1.31mi

Listing history 6 events

1. 2026-04-27
   status Pending
2. 2026-04-16
   price $130,000
3. 2026-02-24
   listed $139,900 Active
4. 2025-08-12
   listed $139,900 Active
5. 2016-12-13
   soldstatus $11,700
6. 1993-03-19
   soldstatus $30,000

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$389/yr (+$32/mo · 88.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $19,005
• − Mortgage interest: −$7,282
• − Property taxes: −$443
• − Insurance: −$650
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$3,782
• Taxable income: $3,807
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $4,826/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

+333.3% since first listed

6 events — show timeline

• 2026-04-27 Pending — EARA
• 2026-04-16 Price Changed $130,000 EARA
• 2026-02-24 Listed $139,900 EARA
• 2025-08-12 Listed $139,900 EARA
• 2016-12-13 Sold (Public Records) $11,700 Public Records
• 1993-03-19 Sold (Public Records) $30,000 Public Records

Property tax history

+25.9%/yr

Latest (2025): $443 · +9.8% YoY. Source: county tax records.