500 Balfour Rd · West Memphis, AR 72301

$147,900

3 bd · 1.0 ba · 1,257 sqft · SingleFamily public records · 129 Days on market

Built 1967 7,841 sqft lot $118/sqft · at area comps Est $142k · at est.

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +5.6/15.0
• 1% rule +5.1/10.0
• 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 MLS

3 bedroom , 1 bath , new cabinetry, counter tops , beautiful real hard wood flooring, new roof Class three shingles ( which means a discount on your insurance) New outside HVAC--

Key facts

• Hard wood flooring
• New cabinetry
• Counter tops

Tags

• NEW CABINETRY
• COUNTER TOPS
• HARD WOOD FLOORING
• NEW ROOF
• NEW OUTSIDE HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 7.0% in West Memphis — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 133 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 $4k 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 129 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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.
• Current owner paid $54k; list at $148k implies a 174% 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 $130,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.01% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (median comp): $141,907
• List price: $147,900
• Delta: 4.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1409 N Avalon St	0.11mi	3/1.5	1,172 (-7%)	2mo	$164,900	$141	80
330 S Center Dr	0.35mi	3/1.0	1,240 (-1%)	2mo	$165,000	$133	80
705 Balfour Rd	0.35mi	3/1.0	1,257 (0%)	8mo	$155,000	$123	76
714 Baylor Dr	0.38mi	3/2.0	1,285 (+2%)	1mo	$169,900	$132	74
814 Briarcliff Rd	0.53mi	3/2.0	1,242 (-1%)	3mo	$168,000	$135	67
1108 N Rich Rd	0.53mi	3/1.5	1,335 (+6%)	2mo	$190,000	$142	61
516 Highland Dr	0.37mi	3/1.0	1,103 (-12%)	6mo	$155,000	$141	57
1301 Crestmere St	0.73mi	3/2.0	1,283 (+2%)	7mo	$185,000	$144	53
208 S Center Dr	0.58mi	2/1.0 (-1)	1,137 (-10%)	0mo	$50,000	$44	52
1113 Spears St	0.43mi	3/1.5	1,076 (-14%)	7mo	$136,250	$127	48
213 S Worthington Dr	0.59mi	3/2.0	1,375 (+9%)	6mo	$169,900	$124	48
908 Roselawn Dr	0.72mi	3/2.0	1,442 (+15%)	2mo	$90,000	$62	36

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-6,573
• Equity at exit: $22,052

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $16,547
• Equity at exit: $12,788

Cash invested: $41,412 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $274

Break-even live

Break-even rent $1,153

Max offer price $147,900

Occupancy floor 77%

Sensitivity live

Price	-10% $358	-5% $316	+0% $274	+5% $232	+10% $190
Rent	-10% $155	-5% $215	+0% $274	+5% $333	+10% $392
Rate	-1.0pp $348	-0.5pp $311	base $274	+0.5pp $235	+1.0pp $196

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: $36,975
• Closing costs: $4,437
• 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	0.49mi

Listing history 23 events

1. 2026-06-18
   days on market $147,900 Active 129 DOM
2. 2026-06-17
   days on market $147,900 Active 128 DOM
3. 2026-06-16
   days on market $147,900 Active 127 DOM
4. 2026-06-15
   days on market $147,900 Active 126 DOM
5. 2026-06-13
   days on market $147,900 Active 124 DOM
6. 2026-06-10
   days on market $147,900 Active 121 DOM
7. 2026-06-09
   days on market $147,900 Active 120 DOM
8. 2026-06-08
   days on market $147,900 Active 119 DOM
9. 2026-06-07
   days on market $147,900 Active 118 DOM
10. 2026-06-05
    days on market $147,900 Active 115 DOM
11. 2026-06-03
    pricedays on market $147,900 Active 114 DOM
12. 2026-06-02
    days on market $148,500 Active 113 DOM
13. 2026-06-01
    days on market $148,500 Active 112 DOM
14. 2026-05-31
    days on market $148,500 Active 111 DOM
15. 2026-03-23
    price $148,500 178-char remark

    Show marketing remark (178 chars)

    3 bedroom , 1 bath , new cabinetry, counter tops , beautiful real hard wood flooring, new roof Class three shingles ( which means a discount on your insurance) New outside HVAC--

16. 2026-02-10
    listed $154,900 Active 178-char remark

    Show marketing remark (178 chars)

    3 bedroom , 1 bath , new cabinetry, counter tops , beautiful real hard wood flooring, new roof Class three shingles ( which means a discount on your insurance) New outside HVAC--

17. 2025-11-08
    price $149,900
18. 2025-07-29
    listed $155,000 Active
19. 2025-07-03
    status Active
20. 2025-07-03
    price $155,000
21. 2025-01-15
    price $159,000
22. 2024-12-30
    listed $169,500 Active
23. 2013-04-25
    soldstatus $54,000

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $947 · $79/mo
• Expected delta: +$59/yr (+$5/mo · 6.6%)

ⓘ 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 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: −$8,285
• − Property taxes: −$888
• − Insurance: −$740
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,303
• Taxable income: $906
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $3,068/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

+175.0% since first listed

9 events — show timeline

• 2026-03-23 Price Changed $148,500 EARA
• 2026-02-10 Listed $154,900 EARA
• 2025-11-08 Price Changed $149,900 EARA
• 2025-07-29 Listed $155,000 EARA
• 2025-07-03 Relisted — EARA
• 2025-07-03 Price Changed $155,000 EARA
• 2025-01-15 Price Changed $159,000 EARA
• 2024-12-30 Listed $169,500 EARA
• 2013-04-25 Sold (Public Records) $54,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $888 · +9.9% YoY. Source: county tax records.