1123 S Mcauley Dr · West Memphis, AR 72301

$124,900

3 bd · 1.5 ba · 1,040 sqft · SingleFamily public records · 61 Days on market

Built 1969 7,405 sqft lot $120/sqft · at area comps Est $125k · 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.7/15.0
• 1% rule +5.7/10.0
• 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

3 Bedroom 1 bath home -single carport with storage building-fenced

Key facts

• 7,405 sq ft lot
• Garage
• Built 1969

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 136 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $864 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.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $125k implies a 380% 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 $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 1.07% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (median comp): $125,485
• List price: $124,900
• Delta: -0.47%
• 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
512 Johnson	0.10mi	3/1.0	1,032 (-1%)	19mo	$134,900	$131	76
518 N 16th St	0.24mi	3/2.0	1,092 (+5%)	4mo	$55,000	$50	74
600 Johnson St	0.12mi	3/1.5	930 (-11%)	5mo	$95,000	$102	73
521 Johnson St	0.14mi	4/1.5 (+1)	1,160 (+12%)	10mo	$150,000	$129	61
1101 Goodwin Ave	0.48mi	3/1.5	988 (-5%)	11mo	$119,900	$121	60
1104 Goodwin Cir	0.47mi	3/1.5	962 (-8%)	8mo	$135,900	$141	59
429 S 12th St	0.70mi	2/1.0 (-1)	1,032 (-1%)	0mo	$12,000	$12	58
508 Johnson	0.08mi	3/2.0	1,194 (+15%)	14mo	$143,500	$120	58
1011 Roy Pugh St	0.41mi	3/2.0	1,093 (+5%)	22mo	$129,900	$119	52
802 N 14th St	0.43mi	3/2.0	1,180 (+14%)	16mo	$148,000	$125	42
1823 Goodwin Ave	0.62mi	4/2.0 (+1)	1,187 (+14%)	4mo	$150,000	$126	37
1921 Barton Ave	0.56mi	3/1.0	900 (-14%)	22mo	$110,000	$122	31

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-643
• Equity at exit: $18,623

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $24,527
• Equity at exit: $10,799

Cash invested: $34,972 (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: 136
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$655
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $309

Break-even live

Break-even rent $942

Max offer price $124,900

Occupancy floor 72%

Sensitivity live

Price	-10% $379	-5% $344	+0% $309	+5% $273	+10% $238
Rent	-10% $203	-5% $256	+0% $309	+5% $361	+10% $414
Rate	-1.0pp $371	-0.5pp $340	base $309	+0.5pp $276	+1.0pp $243

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.24mi
741 N 18th St West Memphis, AR	2.0	1.0	814	$940	$1.15	5d	1	0.54mi
2400 Goodwin Ave West Memphis, AR	2.0	1.5	1100	$775	$0.70	44d	1	0.87mi
2401 Wheeler Ave West Memphis, AR	2.0	1.0	1000	$750	$0.75	44d	1	0.88mi
2504 Tyler Cir West Memphis, AR	3.0	2.0	1250	$1,450	$1.16	2d	1	1.02mi
2502 E Tyler Ave West Memphis, AR	3.0	2.0	1250	$1,550	$1.24	44d	1	1.05mi
2501 E Tyler Ave West Memphis, AR	3.0	2.0	1220	$1,500	$1.23	44d	1	1.06mi
2506 E Tyler Ave West Memphis, AR	3.0	2.0	1250	$1,450	$1.16	17d	1	1.06mi
307 Westree St West Memphis, AR	3.0	2.0	1220	$1,550	$1.27	11d	1	1.09mi
309 Westree St West Memphis, AR	3.0	2.0	1220	$1,550	$1.27	2d	1	1.09mi
310 Chestnut St West Memphis, AR	3.0	2.0	1250	$1,350	$1.08	2d	1	1.20mi
316 Chestnut St West Memphis, AR	3.0	2.0	1250	$1,450	$1.16	44d	1	1.21mi
911 N Avalon St Unit Future applicants West Memphis, AR	2.0	2.0	1057	$1,500	$1.42	2d	1	1.38mi

Listing history 16 events

1. 2026-06-21
   days on market $124,900 Active 61 DOM
2. 2026-06-18
   days on market $124,900 Active 58 DOM
3. 2026-06-17
   days on market $124,900 Active 57 DOM
4. 2026-06-16
   days on market $124,900 Active 56 DOM
5. 2026-06-15
   days on market $124,900 Active 55 DOM
6. 2026-06-13
   days on market $124,900 Active 53 DOM
7. 2026-06-10
   days on market $124,900 Active 50 DOM
8. 2026-06-09
   days on market $124,900 Active 49 DOM
9. 2026-06-08
   days on market $124,900 Active 48 DOM
10. 2026-06-07
    days on market $124,900 Active 47 DOM
11. 2026-06-03
    days on market $124,900 Active 43 DOM
12. 2026-06-02
    days on market $124,900 Active 42 DOM
13. 2026-06-01
    days on market $124,900 Active 41 DOM
14. 2026-05-31
    days on market $124,900 Active 40 DOM
15. 2026-04-22
    listed $124,900 Active 66-char remark

    Show marketing remark (66 chars)

    3 Bedroom 1 bath home -single carport with storage building-fenced

16. 1997-06-11
    soldstatus $26,000

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $799 · $67/mo
• Expected delta: +$352/yr (+$29/mo · 78.8%)

ⓘ 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: $15,992
• − Mortgage interest: −$6,996
• − Property taxes: −$447
• − Insurance: −$624
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$3,633
• Taxable income: $1,732
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $3,287/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

+380.4% since first listed

2 events — show timeline

• 2026-04-22 Listed $124,900 EARA
• 1997-06-11 Sold (Public Records) $26,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $447 · +9.9% YoY. Source: county tax records.