206 N Worthington Dr · West Memphis, AR 72301

$50,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 52 Days on market

Built 1948 9,583 sqft lot $55/sqft · 60% below area ↓ 7% since listing

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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

Listing remarks MLS

WELCOME TO YOUR NEXT OPPORTUNITY! As Is Property: 2BR/1BA home with a dedicated office space, a private backyard with huge trees & tons of potential! Located in a highly desired neighborhood with convenient access to local shops, dining and parks. This property is being sold as is making it ideal for investors, renovators or first time homebuyers ready to bring their own personal vision to life! Don't miss this diamond in the rough!

Key facts

• Huge trees
• Private backyard
• 9,583 sq ft lot

Tags

• DEDICATED OFFICE SPACE
• PRIVATE BACKYARD
• HUGE TREES
• HIGHLY DESIRED NEIGHBORHOOD
• CONVENIENT ACCESS TO DINING
• CONVENIENT ACCESS TO PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.4% 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; 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 $346 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.74% ✓
• Cap rate: 24.36%
• Cash-on-cash: 64.53%
• DSCR: 3.87
• GRM: 3.0

CMA / ARV

• ARV (median comp): $123,893
• List price: $50,000
• Delta: -59.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 N Worthington Dr	0.02mi	3/1.0 (+1)	912 (0%)	3mo	$85,000	$93	92
211 N Center St	0.03mi	3/1.0 (+1)	912 (0%)	9mo	$112,000	$123	86
321 S Worthington Dr	0.25mi	2/1.0	900 (-1%)	7mo	$135,000	$150	80
1101 N Redding St	0.09mi	2/1.0	939 (+3%)	14mo	$65,000	$69	79
310 S Center St	0.19mi	3/1.0 (+1)	975 (+7%)	14mo	$139,900	$143	63
227 S Worthington Dr	0.16mi	3/2.0 (+1)	1,013 (+11%)	3mo	$169,900	$168	63
487 Belvedere Dr	0.49mi	3/1.0 (+1)	949 (+4%)	5mo	$125,000	$132	61
1111 N Redding St	0.09mi	3/2.0 (+1)	1,035 (+14%)	18mo	$185,000	$179	49
508 Arlington Dr	0.51mi	3/1.0 (+1)	1,014 (+11%)	8mo	$135,000	$133	46
409 Balfour Rd	0.53mi	3/1.0 (+1)	1,040 (+14%)	3mo	$155,000	$149	44
404 Dover Rd	0.44mi	3/1.0 (+1)	1,025 (+12%)	15mo	$134,900	$132	42
1020 Lehr St	0.62mi	2/1.0	1,026 (+12%)	11mo	$138,000	$135	41

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: 63.7%
• Equity multiple: 3.85×
• Total profit: $39,861
• Equity at exit: $7,455

10-year hold

• IRR: 68.1%
• Equity multiple: 7.89×
• Total profit: $96,501
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $753

Break-even live

Break-even rent $418

Max offer price $50,000

Occupancy floor 40%

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: $12,500
• Closing costs: $1,500
• 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	1d	1	0.41mi
741 N 18th St West Memphis, AR	2.0	1.0	814	$940	$1.15	4d	1	1.43mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $50,000 Pending 52 DOM
2. 2026-06-10
   days on market $50,000 Active 51 DOM
3. 2026-06-09
   days on market $50,000 Active 50 DOM
4. 2026-06-08
   days on market $50,000 Active 49 DOM
5. 2026-06-07
   days on market $50,000 Active 48 DOM
6. 2026-06-03
   days on market $50,000 Active 44 DOM
7. 2026-06-02
   days on market $50,000 Active 43 DOM
8. 2026-06-01
   days on market $50,000 Active 42 DOM
9. 2026-05-31
   days on market $50,000 Active 41 DOM
10. 2026-05-15
    price $50,000 442-char remark

    Show marketing remark (442 chars)

    WELCOME TO YOUR NEXT OPPORTUNITY! As Is Property: 2BR/1BA home with a dedicated office space, a private backyard with huge trees & tons of potential! Located in a highly desired neighborhood with convenient access to local shops, dining and parks. This property is being sold as is making it ideal for investors, renovators or first time homebuyers ready to bring their own personal vision to life! Don't miss this diamond in the rough!

11. 2026-05-05
    price $65,000 442-char remark

    Show marketing remark (442 chars)

    WELCOME TO YOUR NEXT OPPORTUNITY! As Is Property: 2BR/1BA home with a dedicated office space, a private backyard with huge trees & tons of potential! Located in a highly desired neighborhood with convenient access to local shops, dining and parks. This property is being sold as is making it ideal for investors, renovators or first time homebuyers ready to bring their own personal vision to life! Don't miss this diamond in the rough!

12. 2026-04-21
    listed $75,000 Active 442-char remark

    Show marketing remark (442 chars)

    WELCOME TO YOUR NEXT OPPORTUNITY! As Is Property: 2BR/1BA home with a dedicated office space, a private backyard with huge trees & tons of potential! Located in a highly desired neighborhood with convenient access to local shops, dining and parks. This property is being sold as is making it ideal for investors, renovators or first time homebuyers ready to bring their own personal vision to life! Don't miss this diamond in the rough!

13. 2001-07-18
    soldstatus $53,900

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $569 · $47/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $16,455
• − Mortgage interest: −$2,801
• − Property taxes: −$569
• − Insurance: −$250
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$1,455
• Taxable income: $8,748
• Est. tax owed @ 24.0%: −$2,100
• After-tax cash flow: $6,935/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

-7.2% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $50,000 EARA
• 2026-05-05 Price Changed $65,000 EARA
• 2026-04-21 Listed $75,000 EARA
• 2001-07-18 Sold (Public Records) $53,900 Public Records

Property tax history

+8.8%/yr

Latest (2025): $569 · +10.0% YoY. Source: county tax records.