1406 Windover Ln · West Memphis, AR 72301

$205,000

3 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 28 Days on market

Built 1994 $125/sqft · 26% below area Est $275k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• DSCR +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Check out this wonderful spacious corner lot. ! It's a corner of opportunity! This home can be filled with plenty of TLC & maybe even an investment starting point. Property will be sold AS IS! Please contact agent for questions.

Key facts

• 2 garage spots
• Built 1994
• Listed 28 days

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2 total garage spaces (2-car garage); Driveway; Has open parking
• Utilities: Public water; Public sewer
• Home design: Residential property; One level; Fixer condition
• Construction: Block construction; Composition roof; Home warranty included
• Exterior features: Wood fencing; No patio or porch

Interior

• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fan(s); Natural gas heating
• Interior features: Ceiling fans; Window coverings; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-34 ($-403/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (26.8% below list).
• Recommended offer: $150k (26.8% 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: 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 $6k 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 28 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $108k; list at $205k implies a 89% 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 (26.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.73% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 11.4

CMA / ARV

• ARV (median comp): $275,307
• List price: $205,000
• Delta: -25.54%
• 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
1400 Windover Ln	0.05mi	3/2.0	1,870 (+14%)	2mo	$270,000	$144	72
1012 Clement Rd	0.21mi	4/2.0 (+1)	1,706 (+4%)	8mo	$280,000	$164	72
1010 Clement Rd	0.21mi	3/2.0	1,510 (-8%)	8mo	$235,000	$156	70
1010 Arlington Dr	0.37mi	3/2.0	1,467 (-10%)	3mo	$239,000	$163	62
813 Pryor Dr	0.60mi	3/2.0	1,581 (-4%)	8mo	$175,000	$111	60
906 N Roselawn Dr	0.52mi	4/2.0 (+1)	1,560 (-5%)	8mo	$187,900	$120	56
1403 Dover Rd	0.36mi	3/2.0	1,836 (+12%)	8mo	$229,000	$125	56
1312 Baywood Cir	0.30mi	4/2.0 (+1)	1,448 (-12%)	7mo	$230,000	$159	56
908 Roselawn Dr	0.51mi	3/2.0	1,442 (-12%)	2mo	$90,000	$62	55
910 Richland Dr	0.47mi	4/2.0 (+1)	1,813 (+11%)	8mo	$235,000	$130	49
—	0.66mi	4/2.5 (+1)	1,836 (+12%)	0mo	$280,000	$153	42
817 Dover Rd	0.65mi	3/2.0	1,877 (+15%)	7mo	$233,000	$124	39

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-35,457
• Equity at exit: $30,566

10-year hold

• IRR: -9.7%
• Equity multiple: 0.41×
• Total profit: $-34,032
• Equity at exit: $17,725

Cash invested: $57,400 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-34

Break-even live

Break-even rent $1,543

Max offer price $199,067

Occupancy floor 97%

Sensitivity live

Price	-10% $82	-5% $24	+0% $-34	+5% $-92	+10% $-150
Rent	-10% $-152	-5% $-93	+0% $-34	+5% $26	+10% $85
Rate	-1.0pp $70	-0.5pp $19	base $-34	+0.5pp $-87	+1.0pp $-141

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: $51,250
• Closing costs: $6,150
• 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	3d	1	1.23mi

Listing history 4 events

1. 2026-06-01
   statusdays on market $205,000 Pending 28 DOM
2. 2026-05-31
   days on market $205,000 Active 27 DOM
3. 2026-05-05
   listed $225,000 Active 234-char remark
4. 2006-03-29
   soldstatus $108,500

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: +$614/yr (+$51/mo · 88.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 20% 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: −$11,483
• − Property taxes: −$698
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$5,964
• Taxable loss: −$4,049
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $569/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

+88.9% since first listed

4 events — show timeline

• 2026-06-01 Pending — EARA
• 2026-05-29 Price Changed $205,000 EARA
• 2026-05-05 Listed $225,000 EARA
• 2006-03-29 Sold (Public Records) $108,500 Public Records

Property tax history

-1.2%/yr

Latest (2025): $698 · -12.5% YoY. Source: county tax records.