710 Dover Rd · West Memphis, AR 72301

$160,000

3 bd · 1.0 ba · 1,247 sqft · SingleFamily public records · 6 Days on market

Built 1967 0.25 ac lot Est $176k · 9% 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 +21.8/30.0
• ARV discount +11.6/15.0
• DSCR +7.0/10.0
• 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

Take a look at 710 Dover Road! This well-maintained home features durable luxury vinyl plank flooring throughout and a comfortable living area that flows seamlessly into the dining space, making it perfect for everyday living and entertaining. The kitchen offers plenty of space for preparing meals and gathering with family and friends. The oversized bathroom provides plenty of room and functionality, while the large backyard offers endless opportunities for outdoor activities, gardening, pets, or simply relaxing after a long day. Whether you're searching for your first home, looking to simplify, or adding to your investment portfolio, 710 Dover Road offers space, practicality, and affordabi

Key facts

• Large backyard
• Oversized bathroom
• 0.25 acre lot

Tags

• LUXURY VINYL PLANK FLOORING
• OVERSIZED BATHROOM
• LARGE BACKYARD

Property features AI

Exterior

• Parking: Driveway with open parking (no garage)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: One-story residential home
• Construction: Brick construction; Composition roof; Slab foundation; Built as residential property
• Exterior features: Patio/porch: none; Lot approximately 0.25 acre (about 10,890 sq ft) with dimensions 67 x 67 x 160 x 160

Interior

• Kitchen: Dishwasher; Electric range and oven; Electric water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s) for additional cooling
• Interior features: Ceiling fans throughout; Window blinds

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/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 (6.2% below list).
• Recommended offer: $150k (6.2% 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: 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; list at $160k implies a 78% 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 (6.2% below list)

Questions for the listing agent

1. Built in 1967 — 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: 0.94% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $175,827
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Briarcliff Rd	0.18mi	3/2.0	1,242 (-0%)	3mo	$168,000	$135	85
714 Baylor Dr	0.12mi	3/2.0	1,285 (+3%)	1mo	$169,900	$132	85
705 Balfour Rd	0.20mi	3/1.0	1,257 (+1%)	8mo	$155,000	$123	82
1108 N Rich Rd	0.13mi	3/1.5	1,335 (+7%)	2mo	$190,000	$142	78
1301 Crestmere St	0.31mi	3/2.0	1,283 (+3%)	7mo	$185,000	$144	71
330 S Center Dr	0.57mi	3/1.0	1,240 (-1%)	2mo	$165,000	$133	71
1113 Spears St	0.10mi	3/1.5	1,076 (-14%)	7mo	$136,250	$127	65
1409 N Avalon St	0.49mi	3/1.5	1,172 (-6%)	2mo	$164,900	$141	64
1014 Balfour Rd	0.45mi	3/1.5	1,148 (-8%)	4mo	$168,000	$146	61
516 Highland Dr	0.35mi	3/1.0	1,103 (-12%)	6mo	$155,000	$141	59
1502 Balfour Rd	0.62mi	3/2.0	1,344 (+8%)	7mo	$192,000	$143	48
1505 Clement Rd	0.53mi	3/1.5	1,060 (-15%)	8mo	$158,500	$150	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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-10,081
• Equity at exit: $23,857

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $11,397
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $250

Break-even live

Break-even rent $1,183

Max offer price $160,000

Occupancy floor 78%

Sensitivity live

Price	-10% $341	-5% $295	+0% $250	+5% $205	+10% $-31
Rent	-10% $132	-5% $191	+0% $250	+5% $309	+10% $369
Rate	-1.0pp $331	-0.5pp $291	base $250	+0.5pp $209	+1.0pp $166

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: $40,000
• Closing costs: $4,800
• 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	0.57mi

Listing history 5 events

1. 2026-06-21
   days on market $160,000 Active 6 DOM
2. 2026-06-18
   days on market $160,000 Active 3 DOM
3. 2026-06-17
   days on market $160,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $160,000 Active 1 DOM

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

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $350 · $29/mo
• Projected year-2 tax: $1,024 · $85/mo
• Expected delta: +$674/yr (+$56/mo · 192.3%)

ⓘ 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 14% 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: −$8,962
• − Property taxes: −$350
• − Insurance: −$800
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,655
• Taxable income: $353
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $2,916/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

+272.1% since first listed

4 events — show timeline

• 2026-06-15 Listed $160,000 EARA
• 2013-01-29 Sold (Public Records) $90,000 Public Records
• 2009-09-03 Sold (Public Records) $84,000 Public Records
• 1990-12-01 Sold (Public Records) $43,000 Public Records

Property tax history

-7.3%/yr

Latest (2025): $350 · -61.3% YoY. Source: county tax records.