328 N Bond St · West Memphis, AR 72301

$70,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily · 4 Days on market

Built 1941 Fair condition 0.34 ac lot

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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 +2.2/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom 1 bath investor opportunity. SOLD AS-IS Bring an offer

Key facts

• 0.34 acre lot
• Built 1941
• Listed 4 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-story residential property; Wood siding construction
• Construction: Wood siding; Composition roof; Crawl space / no basement
• Exterior features: No notable exterior features listed; Composition roof

Interior

• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet and hardwood flooring; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 19.0% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $484 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1941 — 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: 2.21% ✓
• Cap rate: 18.99%
• Cash-on-cash: 45.33%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $157,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 S Center Dr	0.67mi	3/1.0	1,240 (-1%)	2mo	$165,000	$133	66
116 W Cooper Ave	0.51mi	3/2.0	1,268 (+2%)	10mo	$159,900	$126	62
402 Oxford St	0.56mi	3/2.0	1,200 (-4%)	5mo	$160,000	$133	59
412 Auburn Dr	0.48mi	3/2.0	1,328 (+6%)	10mo	$150,000	$113	55
211 E Danner Ave	0.73mi	2/1.0 (-1)	1,268 (+2%)	4mo	$60,000	$47	55
123 W Danner Ave	0.47mi	3/1.0	1,425 (+14%)	1mo	$115,000	$81	53
506 Princeton Dr	0.67mi	3/1.5	1,200 (-4%)	10mo	$153,500	$128	52
115 N Stonebridge Cv	0.66mi	2/2.0 (-1)	1,288 (+3%)	6mo	$190,000	$148	50
516 Highland Dr	0.60mi	3/1.0	1,103 (-12%)	6mo	$155,000	$141	48
208 S Center Dr	0.72mi	2/1.0 (-1)	1,137 (-9%)	0mo	$50,000	$44	46
400 Oxford St	0.54mi	3/1.0	1,090 (-13%)	9mo	$107,000	$98	46
213 S Worthington Dr	0.69mi	3/2.0	1,375 (+10%)	6mo	$169,900	$124	42

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: 42.5%
• Equity multiple: 2.83×
• Total profit: $35,841
• Equity at exit: $10,437

10-year hold

• IRR: 48.6%
• Equity multiple: 5.70×
• Total profit: $92,032
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $740

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 47%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.49mi
905 Maple Dr West Memphis, AR	4.0	2.0	1176	$1,495	$1.27	23d	1	1.04mi
905 Maple Dr West Memphis, AR	4.0	2.0	1176	$1,699	$1.44	1d	1	1.04mi

Listing history 5 events

1. 2026-06-18
   days on market $70,000 Active 4 DOM
2. 2026-06-17
   days on market $70,000 Active 3 DOM
3. 2026-06-16
   days on market $70,000 Active 2 DOM
4. 2026-06-15
   remarks 66-char remark
5. 2026-06-15
   listed $70,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $18,596
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,036
• Taxable income: $8,263
• Est. tax owed @ 24.0%: −$1,983
• After-tax cash flow: $6,903/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and updates to improve its condition and value. Investors can expect a substantial return on investment by addressing the exterior, interior, and systems.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Visible wear
• Major flooring — Worn carpet
• Major interior walls — Worn paint
• Major kitchen cabinets — Old and outdated
• Major bathroom fixtures — Old and outdated

Value-add opportunities

• Both New siding and roof — Enhances curb appeal and durability
• Both New flooring and paint — Improves interior aesthetics and value
• Both Modern kitchen and bathroom fixtures — Attracts more buyers/renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Visible wear	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls · Worn paint	Major	$15,000–50,000
kitchen cabinets · Old and outdated	Major	$15,000–50,000
bathroom fixtures · Old and outdated	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both New siding and roof — Enhances curb appeal and durability ↑
• Both New flooring and paint — Improves interior aesthetics and value ↑
• Both Modern kitchen and bathroom fixtures — Attracts more buyers/renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-14 Listed $70,000 EARA