217 Ross Ave · West Memphis, AR 72301

$120,000

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 30 Days on market

Built 1951 0.38 ac lot Est $111k · 8% over

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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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +6.2/10.0
• ARV discount +3.9/15.0
• 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

This is a nice home close to Bragg and West Junior High School. If you have children starting school, you will need to view this home.

Key facts

• Close to schools
• Close to park
• Close to shopping

Tags

• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO PARK

Property features AI

Finance

• Other: Lot approximately 0.38 acres (16,552.8 sq ft)

Exterior

• Parking: Open parking; Driveway (paved); No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential property; One story; Composition roof
• Construction: Block construction; Block foundation; Built using composition roofing
• Exterior features: Cleared and wooded lot; Patio/porch: none

Interior

• Kitchen: Gas water heater
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-framed windows; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 6.9% 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: 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: 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; 2 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 $830 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 30 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $120k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.12% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $111,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 S Worthington Dr	0.15mi	2/1.0	900 (+1%)	7mo	$135,000	$150	85
212 N Worthington Dr	0.26mi	3/1.0 (+1)	912 (+3%)	3mo	$85,000	$93	76
211 N Center St	0.24mi	3/1.0 (+1)	912 (+3%)	9mo	$112,000	$123	72
1101 N Redding St	0.30mi	2/1.0	939 (+6%)	14mo	$65,000	$69	65
310 S Center St	0.15mi	3/1.0 (+1)	975 (+10%)	14mo	$139,900	$143	60
227 S Worthington Dr	0.11mi	3/2.0 (+1)	1,013 (+14%)	3mo	$169,900	$168	60
342 S Worthington Dr	0.22mi	3/1.0 (+1)	840 (-5%)	20mo	$100,000	$119	59
487 Belvedere Dr	0.53mi	3/1.0 (+1)	949 (+7%)	6mo	$125,000	$132	54
508 Arlington Dr	0.41mi	3/1.0 (+1)	1,014 (+14%)	8mo	$135,000	$133	46
511 Dover St	0.51mi	3/1.0 (+1)	961 (+8%)	20mo	$105,000	$109	41
1106 Spears St	0.69mi	3/1.0 (+1)	988 (+11%)	11mo	$75,000	$76	35
515 Dover Rd	0.53mi	3/1.0 (+1)	1,001 (+13%)	20mo	$125,000	$125	33

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,355
• Equity at exit: $17,892

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $15,695
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $237

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 77%

Sensitivity live

Price	-10% $320	-5% $278	+0% $237	+5% $195	+10% $154
Rent	-10% $130	-5% $183	+0% $237	+5% $290	+10% $343
Rate	-1.0pp $297	-0.5pp $267	base $237	+0.5pp $206	+1.0pp $174

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.25mi
905 Deaunta Farrow ST West Memphis, AR	1.0	1.0	850	$650	$0.76	44d	1	1.33mi

Listing history 16 events

1. 2026-06-21
   days on market $120,000 Active 30 DOM
2. 2026-06-18
   days on market $120,000 Active 27 DOM
3. 2026-06-17
   days on market $120,000 Active 26 DOM
4. 2026-06-16
   days on market $120,000 Active 25 DOM
5. 2026-06-15
   days on market $120,000 Active 24 DOM
6. 2026-06-13
   days on market $120,000 Active 22 DOM
7. 2026-06-10
   days on market $120,000 Active 19 DOM
8. 2026-06-09
   days on market $120,000 Active 18 DOM
9. 2026-06-08
   days on market $120,000 Active 17 DOM
10. 2026-06-07
    days on market $120,000 Active 16 DOM
11. 2026-06-03
    days on market $120,000 Active 12 DOM
12. 2026-06-02
    days on market $120,000 Active 11 DOM
13. 2026-06-01
    days on market $120,000 Active 10 DOM
14. 2026-05-31
    days on market $120,000 Active 9 DOM
15. 2026-05-22
    listed $120,000 Active
16. 2013-11-26
    soldstatus $59,000

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

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: $16,191
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$3,491
• Taxable income: $988
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,602/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

+103.4% since first listed

2 events — show timeline

• 2026-05-22 Listed $120,000 EARA
• 2013-11-26 Sold (Public Records) $59,000 Public Records

Property tax history

-14.5%/yr

Latest (2025): $36 · -20.5% YoY. Source: county tax records.