1025 Lehr St · West Memphis, AR 72301

$148,900

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 67 Days on market

Built 1955 8,275 sqft lot $118/sqft · 10% above area Est $136k · 10% over

---

Why this score? — see what drove the D 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 +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• ARV discount +3.2/15.0
• 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 this well-maintained home offering space, comfort, and endless potential! Featuring very spacious rooms throughout, this property boasts a huge den plus a separate living room. .. perfect for entertaining, relaxing, or creating flexible living spaces to fit your needs. Enjoy the oversized laundry room, 1-car carport, and a large fenced backyard ideal for pets, gatherings, or outdoor enjoyment. Whether you're a first-time homebuyer looking for the perfect starter home or someone looking to downsize into your forever home, this property offers great bones, functionality, and charm. A solid home with plenty of room to grow and make your own!

Key facts

• Huge den
• Separate living room
• 8,275 sq ft lot

Tags

• HUGE DEN
• SEPARATE LIVING ROOM
• OVERSIZED LAUNDRY ROOM
• LARGE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.

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: Richland Elementary School (math 43% / reading 22%, grade F, #277 of 454 statewide, top 61%, 528 students, 100% FRL); 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: 136 active listings in the ZIP; 1 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 $1k 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 67 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $90k; list at $149k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $139,966 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $135,831
• List price: $148,900
• Delta: 9.62%
• 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
330 S Center Dr	0.31mi	3/1.0	1,240 (-2%)	2mo	$165,000	$133	82
714 Baylor Dr	0.34mi	3/2.0	1,285 (+2%)	1mo	$169,900	$132	76
1108 N Rich Rd	0.31mi	3/1.5	1,335 (+6%)	2mo	$190,000	$142	72
516 Highland Dr	0.07mi	3/1.0	1,103 (-12%)	6mo	$155,000	$141	71
814 Briarcliff Rd	0.46mi	3/2.0	1,242 (-1%)	3mo	$168,000	$135	70
1409 N Avalon St	0.32mi	3/1.5	1,172 (-7%)	2mo	$164,900	$141	70
1301 Crestmere St	0.57mi	3/2.0	1,283 (+2%)	7mo	$185,000	$144	61
1113 Spears St	0.21mi	3/1.5	1,076 (-15%)	7mo	$136,250	$127	58
208 S Center Dr	0.58mi	2/1.0 (-1)	1,137 (-10%)	0mo	$50,000	$44	51
213 S Worthington Dr	0.57mi	3/2.0	1,375 (+9%)	7mo	$169,900	$124	49
1014 Balfour Rd	0.73mi	3/1.5	1,148 (-9%)	4mo	$168,000	$146	46
908 Roselawn Dr	0.54mi	3/2.0	1,442 (+14%)	2mo	$90,000	$62	45

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-14,171
• Equity at exit: $22,201

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $545
• Equity at exit: $12,874

Cash invested: $41,692 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,234/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $156

Break-even live

Break-even rent $1,303

Max offer price $148,900

Occupancy floor 85%

Sensitivity live

Price	-10% $259	-5% $207	+0% $156	+5% $105	+10% $53
Rent	-10% $37	-5% $97	+0% $156	+5% $215	+10% $274
Rate	-1.0pp $231	-0.5pp $194	base $156	+0.5pp $117	+1.0pp $78

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: $37,225
• Closing costs: $4,467
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0d	1	0.25mi

Listing history 26 events

1. 2026-06-21
   days on market $148,900 Active 67 DOM
2. 2026-06-18
   days on market $148,900 Active 64 DOM
3. 2026-06-17
   days on market $148,900 Active 63 DOM
4. 2026-06-16
   days on market $148,900 Active 62 DOM
5. 2026-06-15
   days on market $148,900 Active 61 DOM
6. 2026-06-13
   days on market $148,900 Active 59 DOM
7. 2026-06-10
   days on market $148,900 Active 56 DOM
8. 2026-06-09
   days on market $148,900 Active 55 DOM
9. 2026-06-08
   days on market $148,900 Active 54 DOM
10. 2026-06-07
    days on market $148,900 Active 53 DOM
11. 2026-06-03
    days on market $148,900 Active 49 DOM
12. 2026-06-02
    days on market $148,900 Active 48 DOM
13. 2026-06-01
    days on market $148,900 Active 47 DOM
14. 2026-05-31
    days on market $148,900 Active 46 DOM
15. 2026-04-16
    listed $148,900 Active 657-char remark

    Show marketing remark (657 chars)

    Welcome to this well-maintained home offering space, comfort, and endless potential! Featuring very spacious rooms throughout, this property boasts a huge den plus a separate living room. .. perfect for entertaining, relaxing, or creating flexible living spaces to fit your needs. Enjoy the oversized laundry room, 1-car carport, and a large fenced backyard ideal for pets, gatherings, or outdoor enjoyment. Whether you're a first-time homebuyer looking for the perfect starter home or someone looking to downsize into your forever home, this property offers great bones, functionality, and charm. A solid home with plenty of room to grow and make your own!

16. 2024-10-22
    price $119,900
17. 2024-08-04
    price $124,900
18. 2024-07-15
    price $129,900
19. 2024-06-28
    price $135,000
20. 2024-06-19
    price $145,000
21. 2024-06-11
    price $150,000
22. 2024-06-10
    listed $125,000 Active
23. 2021-05-07
    soldstatus $89,900
24. 2021-05-07
    soldstatus $89,900
25. 2021-01-25
    listed $89,900
26. 2005-11-21
    soldstatus $77,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $18,000
• − Mortgage interest: −$8,341
• − Property taxes: −$2,234
• − Insurance: −$744
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,332
• Taxable loss: −$530
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $1,999/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

+93.4% since first listed

12 events — show timeline

• 2026-04-16 Listed $148,900 EARA
• 2024-10-22 Price Changed $119,900 EARA
• 2024-08-04 Price Changed $124,900 EARA
• 2024-07-15 Price Changed $129,900 EARA
• 2024-06-28 Price Changed $135,000 EARA
• 2024-06-19 Price Changed $145,000 EARA
• 2024-06-11 Price Changed $150,000 EARA
• 2024-06-10 Listed $125,000 EARA
• 2021-05-07 Sold (Public Records) $89,900 Public Records
• 2021-05-07 Sold (MLS) $89,900 EARA
• 2021-01-25 Listed $89,900 EARA
• 2005-11-21 Sold (Public Records) $77,000 Public Records

Property tax history

-9.5%/yr

Latest (2025): $199 · -23.8% YoY. Source: county tax records.