1034 W Roselawn Dr · West Memphis, AR 72301

$194,900

3 bd · 2.0 ba · 1,455 sqft · SingleFamily public records · 29 Days on market

Built 1979 0.28 ac lot $134/sqft · 9% below area Est $214k · 9% 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).

• Cash flow +12.7/30.0
• ARV discount +11.6/15.0
• DSCR +3.8/10.0
• Livability +2.8/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Back on market at no fault of the home or seller. Transferable Lifetime Olshan Warranty in place. Repairs completed. FHA appraisal completed at $203k. Fresh paint, fresh carpet! Brand new range. Move-in ready. Nice home in Richland with large fenced back yard. Large 2 car carport with storage area. Plenty of driveway parking. Double gate to back yard. Primary bedroom features a large walk-in closet.

Key facts

• Fenced back yard
• Double gate
• Walk-in closet

Tags

• FENCED BACK YARD
• CARPORT WITH STORAGE
• DRIVEWAY PARKING
• DOUBLE GATE
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; Attached carport; Driveway; 2-car garage; 2 carport spaces; Open parking available
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Brick veneer and wood siding; Composition roof; Slab foundation; Built as a residential single-family home
• Exterior features: Covered porch; Wood fencing; Paved road access

Interior

• Kitchen: Dishwasher; Electric range; Electric oven; Gas water heater
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Ceiling fans; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-22 ($-266/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (23.0% below list).
• Recommended offer: $150k (23.0% 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 29 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $88k; list at $195k implies a 121% 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 (23.0% 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. Built in 1979 — 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. 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?
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: 0.77% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (median comp): $214,300
• List price: $194,900
• Delta: -9.05%
• 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
1010 Arlington Dr	0.16mi	3/2.0	1,467 (+1%)	3mo	$239,000	$163	88
908 Roselawn Dr	0.29mi	3/2.0	1,442 (-1%)	2mo	$90,000	$62	84
1010 Clement Rd	0.09mi	3/2.0	1,510 (+4%)	8mo	$235,000	$156	83
1312 Baywood Cir	0.39mi	4/2.0 (+1)	1,448 (-0%)	7mo	$230,000	$159	70
813 Pryor Dr	0.33mi	3/2.0	1,581 (+9%)	8mo	$175,000	$111	64
906 N Roselawn Dr	0.30mi	4/2.0 (+1)	1,560 (+7%)	8mo	$187,900	$120	63
1502 Balfour Rd	0.41mi	3/2.0	1,344 (-8%)	7mo	$192,000	$143	62
1108 N Rich Rd	0.46mi	3/1.5	1,335 (-8%)	2mo	$190,000	$142	61
1301 Crestmere St	0.30mi	3/2.0	1,283 (-12%)	7mo	$185,000	$144	61
618 S Roselawn	0.63mi	3/2.0	1,537 (+6%)	1mo	$140,000	$91	60
714 Baylor Dr	0.63mi	3/2.0	1,285 (-12%)	1mo	$169,900	$132	50
814 Briarcliff Rd	0.52mi	3/2.0	1,242 (-15%)	3mo	$168,000	$135	49

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: -17.1%
• Equity multiple: 0.39×
• Total profit: $-33,058
• Equity at exit: $29,060

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-30,861
• Equity at exit: $16,851

Cash invested: $54,572 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-22

Break-even live

Break-even rent $1,528

Max offer price $190,983

Occupancy floor 96%

Sensitivity live

Price	-10% $88	-5% $33	+0% $-22	+5% $-77	+10% $-133
Rent	-10% $-141	-5% $-81	+0% $-22	+5% $37	+10% $96
Rate	-1.0pp $76	-0.5pp $27	base $-22	+0.5pp $-73	+1.0pp $-124

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: $48,725
• Closing costs: $5,847
• 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	0.95mi

Listing history 18 events

1. 2026-06-21
   days on market $194,900 Active 29 DOM
2. 2026-06-18
   days on market $194,900 Active 26 DOM
3. 2026-06-17
   days on market $194,900 Active 25 DOM
4. 2026-06-16
   days on market $194,900 Active 24 DOM
5. 2026-06-15
   days on market $194,900 Active 23 DOM
6. 2026-06-13
   days on market $194,900 Active 21 DOM
7. 2026-06-10
   remarks 403-char remark
8. 2026-06-10
   days on market $194,900 Active 18 DOM
9. 2026-06-09
   days on market $194,900 Active 17 DOM
10. 2026-06-08
    days on market $194,900 Active 16 DOM
11. 2026-06-07
    days on market $194,900 Active 15 DOM
12. 2026-06-03
    days on market $194,900 Active 11 DOM
13. 2026-06-02
    days on market $194,900 Active 10 DOM
14. 2026-06-01
    days on market $194,900 Active 9 DOM
15. 2026-05-31
    days on market $194,900 Active 8 DOM
16. 2026-05-04
    status Pending 235-char remark
17. 2026-04-27
    listed $194,900 Active 235-char remark
18. 1996-10-25
    soldstatus $88,000

ⓘ 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: $1,247 · $104/mo
• Projected year-2 tax: $1,247 · $104/mo
• Expected delta: +$1/yr ($0/mo · 0.1%)

ⓘ 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 15% 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: −$10,917
• − Property taxes: −$1,247
• − Insurance: −$974
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$5,670
• Taxable loss: −$3,688
• Est. tax savings @ 24.0%: +$885
• After-tax cash flow: $619/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

+121.5% since first listed

4 events — show timeline

• 2026-05-29 Relisted — EARA
• 2026-05-04 Pending — EARA
• 2026-04-27 Listed $194,900 EARA
• 1996-10-25 Sold (Public Records) $88,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,247 · +10.0% YoY. Source: county tax records.