808 Dover Rd · West Memphis, AR 72301

$159,000

3 bd · 1.5 ba · 1,337 sqft · SingleFamily public records · 50 Days on market

Built 1965 0.25 ac lot $119/sqft · 5% below area Est $167k · 5% under

---

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 +19.7/30.0
• ARV discount +9.8/15.0
• DSCR +6.2/10.0
• 1% rule +4.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very cozy and cute-as-a-button 3 bedroom brick home with oven wood burning fireplace. Beautiful flooring throughout home. Very large sunroom for entertaining and spacious backyard. House has been renovated. Great location. Seller will do owner financing with $9,500 down. This house is PRICED TO SELL and ready to go!

Key facts

• 0.25 acre lot
• Built 1965
• Listed 50 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence (Residential); Brick construction
• Construction: Brick construction
• Exterior features: No notable exterior features listed

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (5.7% below list).
• Recommended offer: $150k (5.7% below list) — sets the bar for 1% rule.

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.
• Marion School District (suburban): math 21% / reading 26% proficiency, ranked #185 of 238 in AR (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 133 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 $5k 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 50 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $82k; list at $159k implies a 94% 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 $150,000 (5.7% below list)

Questions for the listing agent

1. It's been on market 50 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 1965 — 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. 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?
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: 0.94% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (median comp): $167,442
• List price: $159,000
• Delta: -5.04%
• 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
1108 N Rich Rd	0.12mi	3/1.5	1,335 (-0%)	2mo	$190,000	$142	92
714 Baylor Dr	0.17mi	3/2.0	1,285 (-4%)	1mo	$169,900	$132	83
814 Briarcliff Rd	0.12mi	3/2.0	1,242 (-7%)	3mo	$168,000	$135	78
1301 Crestmere St	0.20mi	3/2.0	1,283 (-4%)	7mo	$185,000	$144	76
908 Roselawn Dr	0.19mi	3/2.0	1,442 (+8%)	2mo	$90,000	$62	75
1502 Balfour Rd	0.52mi	3/2.0	1,344 (+0%)	7mo	$192,000	$143	68
1010 Arlington Dr	0.33mi	3/2.0	1,467 (+10%)	3mo	$239,000	$163	64
1014 Balfour Rd	0.35mi	3/1.5	1,148 (-14%)	4mo	$168,000	$146	57
330 S Center Dr	0.68mi	3/1.0	1,240 (-7%)	2mo	$165,000	$133	53
618 S Roselawn	0.45mi	3/2.0	1,537 (+15%)	0mo	$140,000	$91	52
1409 N Avalon St	0.59mi	3/1.5	1,172 (-12%)	2mo	$164,900	$141	50
1312 Baywood Cir	0.62mi	4/2.0 (+1)	1,448 (+8%)	7mo	$230,000	$159	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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-13,916
• Equity at exit: $23,707

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,030
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$98 /mo · $1,180/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $187

Break-even live

Break-even rent $1,264

Max offer price $159,000

Occupancy floor 83%

Sensitivity live

Price	-10% $277	-5% $232	+0% $187	+5% $142	+10% $97
Rent	-10% $68	-5% $127	+0% $187	+5% $246	+10% $305
Rate	-1.0pp $267	-0.5pp $227	base $187	+0.5pp $145	+1.0pp $104

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: $39,750
• Closing costs: $4,770
• 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	2d	1	0.67mi

Listing history 23 events

1. 2026-06-18
   days on market $159,000 Active 50 DOM
2. 2026-06-17
   days on market $159,000 Active 49 DOM
3. 2026-06-16
   days on market $159,000 Active 48 DOM
4. 2026-06-15
   days on market $159,000 Active 47 DOM
5. 2026-06-13
   days on market $159,000 Active 45 DOM
6. 2026-06-10
   days on market $159,000 Active 42 DOM
7. 2026-06-09
   days on market $159,000 Active 41 DOM
8. 2026-06-08
   days on market $159,000 Active 40 DOM
9. 2026-06-07
   days on market $159,000 Active 39 DOM
10. 2026-06-05
    days on market $159,000 Active 36 DOM
11. 2026-06-03
    days on market $159,000 Active 35 DOM
12. 2026-06-02
    days on market $159,000 Active 34 DOM
13. 2026-06-01
    days on market $159,000 Active 33 DOM
14. 2026-05-31
    days on market $159,000 Active 32 DOM
15. 2026-04-29
    listed $159,000 Active 691-char remark
16. 2025-12-29
    price $164,900
17. 2025-11-25
    price $166,900
18. 2025-07-29
    listed $169,900 Active
19. 2017-12-22
    soldstatus $82,000 Closed

    Show marketing remark (317 chars)

    Very cozy and cute-as-a-button 3 bedroom brick home with oven wood burning fireplace. Beautiful flooring throughout home. Very large sunroom for entertaining and spacious backyard. House has been renovated. Great location. Seller will do owner financing with $9,500 down. This house is PRICED TO SELL and ready to go!

20. 2017-12-22
    soldstatus $82,000

    Show marketing remark (317 chars)

    Very cozy and cute-as-a-button 3 bedroom brick home with oven wood burning fireplace. Beautiful flooring throughout home. Very large sunroom for entertaining and spacious backyard. House has been renovated. Great location. Seller will do owner financing with $9,500 down. This house is PRICED TO SELL and ready to go!

21. 2017-11-14
    listed $82,000 Active

    Show marketing remark (317 chars)

    Very cozy and cute-as-a-button 3 bedroom brick home with oven wood burning fireplace. Beautiful flooring throughout home. Very large sunroom for entertaining and spacious backyard. House has been renovated. Great location. Seller will do owner financing with $9,500 down. This house is PRICED TO SELL and ready to go!

22. 2016-04-28
    soldstatus $53,003
23. 2002-07-12
    soldstatus $86,000

ⓘ 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: $1,180 · $98/mo
• Projected year-2 tax: $1,180 · $98/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 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: $18,000
• − Mortgage interest: −$8,906
• − Property taxes: −$1,180
• − Insurance: −$795
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,625
• Taxable loss: −$386
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $2,332/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: Marion School District
• NCES district ID: 0509390
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $50,758
• Composite: 20.88/100
• National rank: #8492
• State rank: #185 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

+84.9% since first listed

9 events — show timeline

• 2026-04-29 Listed $159,000 EARA
• 2025-12-29 Price Changed $164,900 EARA
• 2025-11-25 Price Changed $166,900 EARA
• 2025-07-29 Listed $169,900 EARA
• 2017-12-22 Sold (Public Records) $82,000 Public Records
• 2017-12-22 Sold (MLS) $82,000 Memphis Area Association of Realtors(R) MLS
• 2017-11-14 Listed $82,000 Memphis Area Association of Realtors(R) MLS
• 2016-04-28 Sold (Public Records) $53,003 Public Records
• 2002-07-12 Sold (Public Records) $86,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,180 · +9.9% YoY. Source: county tax records.