208 S Center Dr · West Memphis, AR 72301

$69,900

2 bd · 1.0 ba · 1,137 sqft · SingleFamily public records · 63 Days on market

Built 1967 7,840 sqft lot $61/sqft · 47% below area Est $131k · 47% under ↓ 15% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Welcome to market this charming home located in the Worthington Park Subdivision perfect for an investor to add to their portfolio. 2bd/1ba cash flowing with a monthly rental amount of $750. Lease ends 05/31/2026 and professionally managed by Crestcore. Motivated Sellers! Bring all offers. DO NOT DISTURB TENANTS. Showings and inspections contingent upon an accepted contract only. Home being sold as a part of a 3 house package in the same area but can be sold separately. Cash or conventional financing only. Other properties are 1913 Sula & 1805 Goodwin

Key facts

• 7,840 sq ft lot
• Built 1967
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 6.9% 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: 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: Bragg Elementary School (math 24% / reading 15%, grade F, #383 of 454 statewide, top 86%, 534 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $483 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

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 $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1967 — 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. 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: 1.93% ✓
• Cap rate: 16.94%
• Cash-on-cash: 38.04%
• DSCR: 2.69
• GRM: 4.3

CMA / ARV

• ARV (median comp): $131,249
• List price: $69,900
• Delta: -46.74%
• 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
208 S Center Dr	0.00mi	2/1.0	1,137 (0%)	0mo	$50,000	$44	100
227 S Worthington Dr	0.10mi	3/2.0 (+1)	1,013 (-11%)	3mo	$169,900	$168	66
330 S Center Dr	0.28mi	3/1.0 (+1)	1,240 (+9%)	2mo	$165,000	$133	65
1409 N Avalon St	0.47mi	3/1.5 (+1)	1,172 (+3%)	2mo	$164,900	$141	65
1404 Chester Ln	0.38mi	3/2.0 (+1)	1,164 (+2%)	9mo	$173,500	$149	62
516 Highland Dr	0.53mi	3/1.0 (+1)	1,103 (-3%)	6mo	$155,000	$141	60
702 Don Jenkins Cv	0.30mi	2/2.0	1,255 (+10%)	10mo	$207,000	$165	56
409 Balfour Rd	0.59mi	3/1.0 (+1)	1,040 (-8%)	3mo	$155,000	$149	51
603 Baylor Dr	0.68mi	3/1.0 (+1)	1,050 (-8%)	1mo	$133,000	$127	50
211 E Danner Ave	0.60mi	2/1.0	1,268 (+12%)	4mo	$60,000	$47	49
508 Arlington Dr	0.51mi	3/1.0 (+1)	1,014 (-11%)	8mo	$135,000	$133	47
116 W Cooper Ave	0.45mi	3/2.0 (+1)	1,268 (+12%)	10mo	$159,900	$126	43

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: 34.1%
• Equity multiple: 2.44×
• Total profit: $28,184
• Equity at exit: $10,422

10-year hold

• IRR: 41.0%
• Equity multiple: 4.85×
• Total profit: $75,409
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $620

Break-even live

Break-even rent $562

Max offer price $69,900

Occupancy floor 49%

Sensitivity live

Price	-10% $660	-5% $640	+0% $620	+5% $601	+10% $581
Rent	-10% $514	-5% $567	+0% $620	+5% $674	+10% $727
Rate	-1.0pp $656	-0.5pp $638	base $620	+0.5pp $602	+1.0pp $584

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.36mi
1398 E Barton Ave West Memphis, AR	3.0	2.0	1250	$1,550	$1.24	12d	1	1.13mi
741 N 18th St West Memphis, AR	2.0	1.0	814	$940	$1.15	6d	1	1.40mi
905 Deaunta Farrow ST West Memphis, AR	1.0	1.0	850	$650	$0.76	45d	1	1.49mi

Listing history 9 events

1. 2026-05-18
   status Under Contract 563-char remark

   Show marketing remark (563 chars)

   Welcome to market this charming home located in the Worthington Park Subdivision perfect for an investor to add to their portfolio. 2bd/1ba cash flowing with a monthly rental amount of $750. Lease ends 05/31/2026 and professionally managed by Crestcore. Motivated Sellers! Bring all offers. DO NOT DISTURB TENANTS. Showings and inspections contingent upon an accepted contract only. Home being sold as a part of a 3 house package in the same area but can be sold separately. Cash or conventional financing only. Other properties are 1913 Sula & 1805 Goodwin

2. 2026-03-16
   listed $69,900 New Listing 563-char remark

   Show marketing remark (563 chars)

   Welcome to market this charming home located in the Worthington Park Subdivision perfect for an investor to add to their portfolio. 2bd/1ba cash flowing with a monthly rental amount of $750. Lease ends 05/31/2026 and professionally managed by Crestcore. Motivated Sellers! Bring all offers. DO NOT DISTURB TENANTS. Showings and inspections contingent upon an accepted contract only. Home being sold as a part of a 3 house package in the same area but can be sold separately. Cash or conventional financing only. Other properties are 1913 Sula & 1805 Goodwin

3. 2025-09-01
   historical
4. 2025-04-17
   price $71,900
5. 2025-02-06
   listed $74,900 New Listing
6. 2025-02-02
   listed $74,900 Active
7. 2025-01-13
   historical $750
8. 2025-01-07
   listed $750
9. 2016-05-19
   soldstatus $82,000

ⓘ 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: $578 · $48/mo
• Projected year-2 tax: $578 · $48/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 6/10 Major 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: $16,166
• − Mortgage interest: −$3,915
• − Property taxes: −$578
• − Insurance: −$350
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$2,033
• Taxable income: $6,703
• Est. tax owed @ 24.0%: −$1,609
• After-tax cash flow: $5,836/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

-14.8% since first listed

9 events — show timeline

• 2026-05-18 Pending — CARMLS
• 2026-03-16 Listed $69,900 CARMLS
• 2025-09-01 Listing Removed — CARMLS
• 2025-04-17 Price Changed $71,900 CARMLS
• 2025-02-06 Listed $74,900 CARMLS
• 2025-02-02 Listed $74,900 NEABOR MLS
• 2025-01-13 Rental Removed $750 MMLS
• 2025-01-07 Listed for Rent $750 MMLS
• 2016-05-19 Sold (Public Records) $82,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $578 · +9.9% YoY. Source: county tax records.