2402 Nash Ave · West Memphis, AR 72364

$129,900

4 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 7 Days on market

$99/sqft · 42% below area Est $257k · 50% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.6/10.0
• 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

Welcome to this beautifully remodeled 4-bedroom, 2-bath home nestled in a quiet, established rural neighborhood just minutes outside the city of West Memphis. This move-in-ready property offers the perfect blend of peaceful living with convenient access to shopping, dining, and major highways. Step inside to discover stylish new LVP flooring throughout, creating a modern and durable foundation for everyday living. The fully updated kitchen features brand-new cabinets, sleek countertops, and a new dishwasher—perfect for both daily use and entertaining. Enjoy peace of mind with major upgrades including a new hot water heater, ensuring comfort and efficiency for years to come. The spacio

Key facts

• Remodeled
• 2-car carport
• New hot water heater

Tags

• REMODELED
• NEW LVP FLOORING
• FULLY UPDATED KITCHEN
• NEW HOT WATER HEATER
• WALK-IN LAUNDRY ROOM
• 2-CAR CARPORT

Property features AI

Exterior

• Parking: Attached carport; Driveway with paved parking; Open parking available
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: One-story residential property; Wood siding construction
• Construction: Wood siding; Flat roof; Crawl space foundation; Built as single-level (One)
• Exterior features: Covered porch; Flat roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Electric heating
• Interior features: Ceiling fan(s); Crawl space basement (no finished basement)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 10.0% vs local median 6.9% 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: 110 active listings in the ZIP; 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 $898 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 ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (median comp): $257,233
• List price: $129,900
• Delta: -49.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2402 Nash Ave	0.00mi	4/2.0	1,500 (+15%)	0mo	$131,500	$88	71

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,698
• Equity at exit: $19,369

10-year hold

• IRR: 12.9%
• Equity multiple: 2.02×
• Total profit: $37,114
• Equity at exit: $11,231

Cash invested: $36,372 (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 72364

• Home prices YoY: -13.3%
• Active inventory: 110
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $405

Break-even live

Break-even rent $993

Max offer price $129,900

Occupancy floor 68%

Sensitivity live

Price	-10% $479	-5% $442	+0% $405	+5% $368	+10% $331
Rent	-10% $286	-5% $346	+0% $405	+5% $464	+10% $524
Rate	-1.0pp $470	-0.5pp $438	base $405	+0.5pp $371	+1.0pp $337

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-05
   status Pending 1134-char remark
2. 2026-04-27
   listed $129,900 Active 1134-char remark

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $831 · $69/mo
• Expected delta: +$241/yr (+$20/mo · 40.8%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $18,069
• − Mortgage interest: −$7,276
• − Property taxes: −$590
• − Insurance: −$650
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$3,779
• Taxable income: $2,882
• Est. tax owed @ 24.0%: −$692
• After-tax cash flow: $4,168/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
• County: Crittenden County · 16,034 people
• City population: 24,182
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 16,034
• Household income: $74,462
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 319.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 51% Black 35% Two or more races 10% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 3% Korean 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: ▼ -31.64%
• Current HPI: 205.4807
• Rent YoY: —
• Metro: Memphis, TN-MS-AR
• 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

+1.2% since first listed

3 events — show timeline

• 2026-06-15 Sold (MLS) $131,500 EARA
• 2026-05-05 Pending — EARA
• 2026-04-27 Listed $129,900 EARA

Property tax history

+5.7%/yr

Latest (2025): $590 · +9.9% YoY. Source: county tax records.