1904 E Barton Ave · West Memphis, AR 72301

$68,000

2 bd · 1.0 ba · 866 sqft · SingleFamily public records · 40 Days on market

Built 1953 7,405 sqft lot $79/sqft · 37% above area Est $50k · 37% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to market this charming home located on spacious lot in the Memphis View Subdivision Step inside to a functional layout with an abundance of natural sunlight. 2 bedroom 1 bath home with a spacious living room, seperate dining area, pantry and kitchen complete with a stove and refrigerator. Home features newer laminate flooring, newer cabinets, and bathroom vanity. Conveniently located near local amenities, shopping, and major roadways. Strong opportunity for an investor looking to add to their portfolio with market rent potential around $900/month. Schedule your tour today.

Key facts

• Pantry
• Spacious lot
• Natural sunlight

Tags

• SPACIOUS LOT
• FUNCTIONAL LAYOUT
• NATURAL SUNLIGHT
• SEPARATE DINING AREA
• PANTRY
• NEWER LAMINATE FLOORING

Property features AI

Finance

• Financial info: Financing options: conventional loan or cash

Exterior

• Parking: Parking pads
• Utilities: Public water; Public sewer
• Home design: Wood exterior
• Construction: Crawl space and piers foundation; 3-tab shingle roof
• Exterior features: Front porch; Paved road access; Level lot; Not in a subdivision

Interior

• Kitchen: Electric range; Refrigerator stays
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Smoke detectors; Kitchen counter (other); Sheetrock walls/ceilings

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $470 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 $19k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $9k; list at $68k implies a 680% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $65,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.12%
• DSCR: 1.76
• GRM: 6.6

CMA / ARV

• ARV (median comp): $49,745
• List price: $68,000
• Delta: 36.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2009 Goodwin Ave	0.17mi	2/1.0	850 (-2%)	6mo	$110,000	$129	84
721 E Mcauley	0.13mi	3/1.0 (+1)	846 (-2%)	3mo	$41,000	$48	83
541 Rosemary Ln	0.15mi	2/1.0	825 (-5%)	9mo	$38,000	$46	77
525 N 18th St	0.21mi	2/1.0	875 (+1%)	20mo	$22,700	$26	72
1921 Barton Ave	0.06mi	3/1.0 (+1)	900 (+4%)	22mo	$110,000	$122	67
733 N 18th St	0.11mi	2/1.0	780 (-10%)	18mo	$25,000	$32	63
600 Johnson St	0.46mi	3/1.5 (+1)	930 (+7%)	5mo	$95,000	$102	55
1104 Goodwin Cir	0.49mi	3/1.5 (+1)	962 (+11%)	8mo	$135,900	$141	45
601 N 28th St	0.66mi	3/1.0 (+1)	951 (+10%)	4mo	$125,000	$131	45
1101 Goodwin Ave	0.52mi	3/1.5 (+1)	988 (+14%)	11mo	$119,900	$121	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: 8.4%
• Equity multiple: 1.33×
• Total profit: $6,252
• Equity at exit: $10,139

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $27,606
• Equity at exit: $5,879

Cash invested: $19,040 (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: 6.6×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$19 /mo · $225/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $272

Break-even live

Break-even rent $511

Max offer price $68,000

Occupancy floor 63%

Sensitivity live

Price	-10% $310	-5% $291	+0% $272	+5% $252	+10% $233
Rent	-10% $204	-5% $238	+0% $272	+5% $305	+10% $339
Rate	-1.0pp $306	-0.5pp $289	base $272	+0.5pp $254	+1.0pp $236

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 4 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
2416 Thompson Ave West Memphis, AR	2.0	1.0	550	$738	$1.34	2d	3	0.59mi

Listing history 19 events

1. 2026-06-18
   days on market $68,000 Active 40 DOM
2. 2026-06-17
   days on market $68,000 Active 39 DOM
3. 2026-06-16
   days on market $68,000 Active 38 DOM
4. 2026-06-15
   days on market $68,000 Active 37 DOM
5. 2026-06-13
   days on market $68,000 Active 35 DOM
6. 2026-06-10
   statusdays on market $68,000 Active 32 DOM
7. 2026-06-09
   days on market $68,000 Back on Market 31 DOM
8. 2026-06-08
   days on market $68,000 Back on Market 30 DOM
9. 2026-06-07
   days on market $68,000 Back on Market 29 DOM
10. 2026-06-03
    status $68,000 Back on Market 25 DOM
11. 2026-05-18
    status Under Contract 588-char remark
12. 2026-05-15
    listed Active Under Contract 588-char remark

    Show marketing remark (588 chars)

    Welcome to market this charming home located on spacious lot in the Memphis View Subdivision Step inside to a functional layout with an abundance of natural sunlight. 2 bedroom 1 bath home with a spacious living room, seperate dining area, pantry and kitchen complete with a stove and refrigerator. Home features newer laminate flooring, newer cabinets, and bathroom vanity. Conveniently located near local amenities, shopping, and major roadways. Strong opportunity for an investor looking to add to their portfolio with market rent potential around $900/month. Schedule your tour today.

13. 2026-05-15
    listed $68,000 588-char remark

    Show marketing remark (588 chars)

    Welcome to market this charming home located on spacious lot in the Memphis View Subdivision Step inside to a functional layout with an abundance of natural sunlight. 2 bedroom 1 bath home with a spacious living room, seperate dining area, pantry and kitchen complete with a stove and refrigerator. Home features newer laminate flooring, newer cabinets, and bathroom vanity. Conveniently located near local amenities, shopping, and major roadways. Strong opportunity for an investor looking to add to their portfolio with market rent potential around $900/month. Schedule your tour today.

14. 2026-04-23
    listed $68,000 New Listing 588-char remark
15. 2019-09-23
    soldstatus $8,718
16. 2003-07-22
    soldstatus $20,614

    Show marketing remark (146 chars)

    HUD property - case #031-287555; uninsurable - FOUNDATION DAMAGES, EVIDENCE OF MOLD - NO REMEDIATION DONE; eligible for 203k financing; sold AS-IS

17. 2003-06-24
    historical

    Show marketing remark (146 chars)

    HUD property - case #031-287555; uninsurable - FOUNDATION DAMAGES, EVIDENCE OF MOLD - NO REMEDIATION DONE; eligible for 203k financing; sold AS-IS

18. 2003-06-05
    listed $20,000

    Show marketing remark (146 chars)

    HUD property - case #031-287555; uninsurable - FOUNDATION DAMAGES, EVIDENCE OF MOLD - NO REMEDIATION DONE; eligible for 203k financing; sold AS-IS

19. 2001-10-09
    soldstatus $35,000

ⓘ 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: $225 · $19/mo
• Projected year-2 tax: $435 · $36/mo
• Expected delta: +$210/yr (+$18/mo · 93.3%)

ⓘ 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) · 22% 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: $10,258
• − Mortgage interest: −$3,809
• − Property taxes: −$225
• − Insurance: −$340
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$1,978
• Taxable income: $2,264
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $2,716/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

+94.3% since first listed

10 events — show timeline

• 2026-06-03 Relisted — CARMLS
• 2026-05-18 Pending — CARMLS
• 2026-05-15 Listed — NEABOR MLS
• 2026-05-15 Listed $68,000 NEABOR MLS
• 2026-04-23 Listed $68,000 CARMLS
• 2019-09-23 Sold (Public Records) $8,718 Public Records
• 2003-07-22 Sold (MLS) $20,614 Memphis Area Association of Realtors(R) MLS
• 2003-06-24 Delisted — Memphis Area Association of Realtors(R) MLS
• 2003-06-05 Listed $20,000 Memphis Area Association of Realtors(R) MLS
• 2001-10-09 Sold (Public Records) $35,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $225 · +9.6% YoY. Source: county tax records.