206 N Avalon St · West Memphis, AR 72301

$159,000

3 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 2 Days on market

Built 1967 Est $171k · 7% under

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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 +22.2/30.0
• ARV discount +10.6/15.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• 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

Change your mind set, and become a home owner today. This house is completely re-painted inside and out. Roof was replaced in 2021, new sewage line was done this year. Come in to check out the big living room opens to the dining area with new LVP flooring and in the kitchen as well; brand new kitchen with all new cabinets with soft close drawers, new hardware, new light fixtures, re-finished hardwood floor, 3 bedrooms, 1.5 bath, and a separate laundry room with new connection for washer and dryer. This house is ready for its new owner. Buyer needs to get flood insurance, it is in flood zone.

Key facts

• Brand new kitchen
• New sewage line
• New lvp flooring

Tags

• RE-PAINTED INSIDE AND OUT
• ROOF REPLACED
• NEW SEWAGE LINE
• BIG LIVING ROOM
• NEW LVP FLOORING
• BRAND NEW KITCHEN

Property features AI

Exterior

• Parking: Open parking; Driveway; Paved parking area; No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: No patio or porch

Interior

• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Ceiling fan(s); Natural gas heating
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (2.0% below list).
• Recommended offer: $156k (2.0% 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: 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $5k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $155,817 (2.0% below list)

Questions for the listing agent

1. Built in 1967 — 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: 0.98% ✗
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $170,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 S Roselawn	0.58mi	3/2.0	1,537 (+2%)	0mo	$140,000	$91	68
123 W Danner Ave	0.43mi	3/1.0	1,425 (-6%)	1mo	$115,000	$81	67
510 Auburn Ave	0.42mi	3/2.0	1,439 (-5%)	12mo	$45,500	$32	61
508 Oxford St	0.59mi	4/2.0 (+1)	1,484 (-2%)	5mo	$170,000	$115	58
603 Belmont Dr	0.63mi	3/2.0	1,643 (+9%)	0mo	$180,000	$110	54
126 W Cooper Ave	0.43mi	3/2.0	1,372 (-9%)	12mo	$183,000	$133	52
412 Auburn Dr	0.39mi	3/2.0	1,328 (-12%)	10mo	$150,000	$113	52
402 Kingsway Dr	0.70mi	3/2.0	1,577 (+4%)	12mo	$235,000	$149	48
228 Ross Rd	0.57mi	3/1.0	1,375 (-9%)	14mo	$82,900	$60	45
213 S Worthington Dr	0.73mi	3/2.0	1,375 (-9%)	6mo	$169,900	$124	43
115 N Stonebridge Cv	0.66mi	2/2.0 (-1)	1,288 (-15%)	6mo	$190,000	$148	33
415 Vanderbilt Ave	0.70mi	4/2.0 (+1)	1,737 (+15%)	9mo	$164,900	$95	28

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-9,391
• Equity at exit: $23,707

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $12,756
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,558 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$73 /mo · $876/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $258

Break-even live

Break-even rent $1,232

Max offer price $159,000

Occupancy floor 78%

Sensitivity live

Price	-10% $348	-5% $303	+0% $258	+5% $213	+10% $168
Rent	-10% $135	-5% $196	+0% $258	+5% $319	+10% $381
Rate	-1.0pp $338	-0.5pp $298	base $258	+0.5pp $217	+1.0pp $175

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.62mi
905 Maple Dr West Memphis, AR	4.0	2.0	1176	$1,495	$1.27	24d	1	0.92mi
905 Maple Dr West Memphis, AR	4.0	2.0	1176	$1,699	$1.44	2d	1	0.92mi

Listing history 2 events

1. 2026-06-07
   remarks 598-char remark
2. 2026-06-07
   listed $159,000 Pending 2 DOM

ⓘ 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: $876 · $73/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$142/yr (+$12/mo · 16.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,698
• − Mortgage interest: −$8,906
• − Property taxes: −$876
• − Insurance: −$795
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$4,625
• Taxable income: $504
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $2,974/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

+205.8% since first listed

5 events — show timeline

• 2026-06-06 Pending — EARA
• 2026-06-03 Listed $159,000 EARA
• 2020-02-03 Sold (Public Records) $300,000 Public Records
• 2008-04-18 Sold (Public Records) $58,000 Public Records
• 2000-03-21 Sold (Public Records) $52,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $876 · +9.9% YoY. Source: county tax records.