1913 Sula Ln · West Memphis, AR 72301

$79,900

3 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 94 Days on market

Built 1952 7,405 sqft lot $65/sqft · 20% below area Est $100k · 20% under

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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 Memphis View Subdivision Great investment opportunity cash flowing for $895 monthly. Home has 3 spacious bedrooms, 1 bathroom, and a large backyard. Home features a combination of hard wood and laminate flooring, spacious living room/dining room combo, separate laundry room, large den with a fireplace that can be easily used as an additional bedroom w/ a fire place and ceiling fans. Professionally managed by Crest Core. DO NOT DISTURB TENANTS. Home is apart of a 3 property package deal (1805 Goodwin & 208 s Center)

Key facts

• Large backyard
• Ceiling fans
• Detached

Tags

• LARGE BACKYARD
• SEPARATE LAUNDRY ROOM
• LARGE DEN WITH A FIREPLACE
• CEILING FANS
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 7.0% 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: schools D-, crime F, amenities 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.
• Market conditions: 133 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $552 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.50% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.90%
• DSCR: 2.11
• GRM: 5.6

CMA / ARV

• ARV (median comp): $100,083
• List price: $79,900
• Delta: -20.17%
• 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
1909 Sula Ln	0.01mi	3/1.0	1,200 (-2%)	9mo	$52,000	$43	88
1823 Goodwin Ave	0.15mi	4/2.0 (+1)	1,187 (-3%)	4mo	$150,000	$126	75
703 Mcauley Cir	0.20mi	3/2.0	1,241 (+1%)	13mo	$140,000	$113	74
1603 Scottwood Ave	0.26mi	3/1.0	1,300 (+6%)	6mo	$55,000	$42	73
1121 S Mcauley Dr	0.57mi	3/1.0	1,210 (-2%)	4mo	$136,000	$112	68
1900 N Mcauley Dr	0.12mi	3/2.0	1,386 (+13%)	9mo	$48,500	$35	61
518 N 16th St	0.33mi	3/2.0	1,092 (-11%)	4mo	$55,000	$50	58
521 Johnson St	0.46mi	4/1.5 (+1)	1,160 (-6%)	10mo	$150,000	$129	54
2724 Beatty St	0.65mi	3/1.0	1,277 (+4%)	11mo	$57,000	$45	54
—	0.69mi	3/1.0	1,153 (-6%)	10mo	$8,000	$7	50
2692 Beatty St	0.60mi	3/1.0	1,053 (-14%)	3mo	$137,000	$130	46
701 Johnson St	0.59mi	4/1.5 (+1)	1,348 (+10%)	6mo	$169,900	$126	44

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: 18.3%
• Equity multiple: 1.74×
• Total profit: $16,591
• Equity at exit: $11,913

10-year hold

• IRR: 26.7%
• Equity multiple: 3.34×
• Total profit: $52,411
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$419
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $464

Break-even live

Break-even rent $609

Max offer price $79,900

Occupancy floor 56%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
741 N 18th St West Memphis, AR	2.0	1.0	814	$940	$1.15	4d	1	0.14mi
2400 Goodwin Ave West Memphis, AR	2.0	1.5	1100	$775	$0.70	44d	1	0.33mi
2401 Wheeler Ave West Memphis, AR	2.0	1.0	1000	$750	$0.75	44d	1	0.33mi
1398 E Barton Ave West Memphis, AR	3.0	2.0	1250	$1,550	$1.24	10d	1	0.38mi
2504 Tyler Cir West Memphis, AR	3.0	2.0	1250	$1,450	$1.16	1d	1	0.78mi
2502 E Tyler Ave West Memphis, AR	3.0	2.0	1250	$1,550	$1.24	44d	1	0.83mi
2506 E Tyler Ave West Memphis, AR	3.0	2.0	1250	$1,450	$1.16	16d	1	0.84mi
2501 E Tyler Ave West Memphis, AR	3.0	2.0	1220	$1,500	$1.23	44d	1	0.86mi
307 Westree St West Memphis, AR	3.0	2.0	1220	$1,550	$1.27	10d	1	0.87mi
309 Westree St West Memphis, AR	3.0	2.0	1220	$1,550	$1.27	1d	1	0.88mi
310 Chestnut St West Memphis, AR	3.0	2.0	1250	$1,350	$1.08	1d	1	0.95mi
316 Chestnut St West Memphis, AR	3.0	2.0	1250	$1,450	$1.16	44d	1	0.97mi

Listing history 30 events

1. 2026-06-18
   days on market $79,900 Active 94 DOM
2. 2026-06-17
   days on market $79,900 Active 93 DOM
3. 2026-06-16
   days on market $79,900 Active 92 DOM
4. 2026-06-15
   days on market $79,900 Active 91 DOM
5. 2026-06-13
   days on market $79,900 Active 89 DOM
6. 2026-06-10
   days on market $79,900 Active 86 DOM
7. 2026-06-09
   days on market $79,900 Active 85 DOM
8. 2026-06-08
   days on market $79,900 Active 84 DOM
9. 2026-06-07
   days on market $79,900 Active 83 DOM
10. 2026-06-03
    days on market $79,900 Active 79 DOM
11. 2026-06-02
    days on market $79,900 Active 78 DOM
12. 2026-06-01
    days on market $79,900 Active 77 DOM
13. 2026-05-31
    days on market $79,900 Active 76 DOM
14. 2026-03-16
    listed $79,900 New Listing 579-char remark

    Show marketing remark (579 chars)

    Welcome to market this charming home located in the Memphis View Subdivision Great investment opportunity cash flowing for $895 monthly. Home has 3 spacious bedrooms, 1 bathroom, and a large backyard. Home features a combination of hard wood and laminate flooring, spacious living room/dining room combo, separate laundry room, large den with a fireplace that can be easily used as an additional bedroom w/ a fire place and ceiling fans. Professionally managed by Crest Core. DO NOT DISTURB TENANTS. Home is apart of a 3 property package deal (1805 Goodwin & 208 s Center)

15. 2025-10-01
    historical
16. 2025-04-17
    price $85,900
17. 2025-02-03
    listed $89,900 Active
18. 2025-02-02
    listed $89,900 New Listing
19. 2024-12-13
    historical $895
20. 2024-12-05
    listed $895
21. 2024-10-22
    price $79,000
22. 2024-08-30
    price $99,000
23. 2024-08-05
    price $89,900
24. 2024-07-19
    price $99,000
25. 2024-06-19
    listed $109,900 Active
26. 2019-08-01
    listed $54,000
27. 2016-05-19
    soldstatus $82,000
28. 2013-09-26
    soldstatus $34,000
29. 2008-05-05
    soldstatus $40,000
30. 1996-09-05
    soldstatus $20,000

ⓘ 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: $349 · $29/mo
• Projected year-2 tax: $511 · $43/mo
• Expected delta: +$162/yr (+$14/mo · 46.4%)

ⓘ 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 6/10 Major 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: $14,363
• − Mortgage interest: −$4,476
• − Property taxes: −$349
• − Insurance: −$400
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,324
• Taxable income: $4,516
• Est. tax owed @ 24.0%: −$1,084
• After-tax cash flow: $4,486/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

+299.5% since first listed

17 events — show timeline

• 2026-03-16 Listed $79,900 CARMLS
• 2025-10-01 Listing Removed — CARMLS
• 2025-04-17 Price Changed $85,900 CARMLS
• 2025-02-03 Listed $89,900 NEABOR MLS
• 2025-02-02 Listed $89,900 CARMLS
• 2024-12-13 Rental Removed $895 MMLS
• 2024-12-05 Listed for Rent $895 MMLS
• 2024-10-22 Price Changed $79,000 EARA
• 2024-08-30 Price Changed $99,000 EARA
• 2024-08-05 Price Changed $89,900 EARA
• 2024-07-19 Price Changed $99,000 EARA
• 2024-06-19 Listed $109,900 EARA
• 2019-08-01 Listed $54,000 NEABOR MLS
• 2016-05-19 Sold (Public Records) $82,000 Public Records
• 2013-09-26 Sold (Public Records) $34,000 Public Records
• 2008-05-05 Sold (Public Records) $40,000 Public Records
• 1996-09-05 Sold (Public Records) $20,000 Public Records

Property tax history

+14.2%/yr

Latest (2025): $349 · +9.8% YoY. Source: county tax records.