712 Stuart Ave · West Memphis, AR 72301

$78,000

3 bd · 1.0 ba · 976 sqft · SingleFamily public records · 26 Days on market

Built 1956 Est $92k · 15% under

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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 +21.7/30.0
• ARV discount +14.2/15.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• 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

This is located right beside the highway 3 minutes away from 6 different nice/new hotels. It is 5 minutes away from a Chick-Fil-A, McDonalds, Walgreens, Hospital, Krogers, Walmart and Elementary School. It is also 20 minutes away from the center of Memphis TN. The structure is good, but the entire projects needs to be remodeled.

Key facts

• Built 1956
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($780 rent vs $78k).
• Recommended offer: $77k (1.5% 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: Maddux Elementary School (math 12% / reading 9%, grade F, #425 of 454 statewide, top 94%, 443 students, 100% FRL); East Junior High School (math 5% / reading 12%, grade F, #197 of 201 statewide, top 98%, 263 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $539 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $78k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,830 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $91,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 N 28th St	0.18mi	3/1.0	951 (-3%)	4mo	$125,000	$131	84
516 N 28th St	0.20mi	3/1.0	1,014 (+4%)	12mo	$39,000	$38	75
2904 Beatty St	0.35mi	3/1.5	1,000 (+2%)	6mo	$136,000	$136	73
2692 Beatty St	0.27mi	3/1.0	1,053 (+8%)	3mo	$137,000	$130	72
2919 Beatty St	0.45mi	3/1.0	936 (-4%)	5mo	$16,000	$17	68
2413 Gathings Dr	0.42mi	3/1.0	1,040 (+7%)	4mo	$27,000	$26	66
721 E Mcauley	0.45mi	3/1.0	846 (-13%)	3mo	$41,000	$48	55
3306 Church St	0.55mi	3/1.0	1,040 (+7%)	15mo	$105,000	$101	51
2009 Goodwin Ave	0.43mi	2/1.0 (-1)	850 (-13%)	6mo	$110,000	$129	49
2501 S Woodlawn St	0.30mi	3/1.0	1,122 (+15%)	16mo	$105,000	$94	48
3407 Beatty St	0.70mi	3/1.0	1,040 (+7%)	15mo	$80,000	$77	44
525 N 18th St	0.65mi	2/1.0 (-1)	875 (-10%)	20mo	$22,700	$26	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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-5,032
• Equity at exit: $11,630

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $5,374
• Equity at exit: $6,744

Cash invested: $21,840 (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: $780 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $120

Break-even live

Break-even rent $629

Max offer price $78,000

Occupancy floor 80%

Sensitivity live

Price	-10% $164	-5% $142	+0% $120	+5% $98	+10% $76
Rent	-10% $58	-5% $89	+0% $120	+5% $150	+10% $181
Rate	-1.0pp $159	-0.5pp $139	base $120	+0.5pp $99	+1.0pp $79

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 Goodwin Ave West Memphis, AR	2.0	1.5	1100	$775	$0.70	45d	1	0.19mi
2401 Wheeler Ave West Memphis, AR	2.0	1.0	1000	$750	$0.75	45d	1	0.19mi
2416 Thompson Ave West Memphis, AR	2.0	1.0	550	$738	$1.34	3d	3	0.53mi
741 N 18th St West Memphis, AR	2.0	1.0	814	$940	$1.15	5d	1	0.59mi

Listing history 16 events

1. 2026-06-21
   days on market $78,000 Active 26 DOM
2. 2026-06-18
   days on market $78,000 Active 23 DOM
3. 2026-06-17
   days on market $78,000 Active 22 DOM
4. 2026-06-16
   days on market $78,000 Active 21 DOM
5. 2026-06-15
   days on market $78,000 Active 20 DOM
6. 2026-06-13
   days on market $78,000 Active 18 DOM
7. 2026-06-10
   days on market $78,000 Active 15 DOM
8. 2026-06-09
   days on market $78,000 Active 14 DOM
9. 2026-06-08
   days on market $78,000 Active 13 DOM
10. 2026-06-07
    days on market $78,000 Active 12 DOM
11. 2026-06-03
    days on market $78,000 Active 8 DOM
12. 2026-06-02
    days on market $78,000 Active 7 DOM
13. 2026-06-01
    days on market $78,000 Active 6 DOM
14. 2026-05-31
    days on market $78,000 Active 5 DOM
15. 2026-05-26
    listed $78,000 Active
16. 1996-06-10
    soldstatus $29,000

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $665 · $55/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $9,366
• − Mortgage interest: −$4,369
• − Property taxes: −$665
• − Insurance: −$390
• − Repairs & maintenance: −$749
• − Management: −$749
• − Depreciation: −$2,269
• Taxable income: $174
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $1,394/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

+169.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $78,000 FSBO.com
• 1996-06-10 Sold (Public Records) $29,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $665 · +76.2% YoY. Source: county tax records.