610 N Roselawn · West Memphis, AR 72301

$149,900

3 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 20 Days on market

Built 1980 0.27 ac lot $113/sqft · 9% above area Est $137k · 9% over

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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 +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• ARV discount +3.3/15.0
• 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 MLS

Welcome home to this charming move-in ready property nestled in a great neighborhood and conveniently located just minutes from shopping, dining, and everyday conveniences! This well-maintained home offers the perfect blend of comfort, updates, and outdoor space. Inside, you'll love the fresh new paint throughout along with beautiful real hardwood flooring that has recently been resurfaced, giving the home a warm and timeless feel. Major updates have already been taken care of for peace of mind, including the HVAC unit and roof both replaced just two years ago. Step outside and enjoy the huge backyard complete with a privacy fence perfect for entertaining, pets, kids, or simply relaxing under the mature shade trees that add both beauty and comfort to the property. If you're looking for a home with character, updates, and a fantastic location, this one is a must-see!

Key facts

• Hvac unit replaced
• Huge backyard
• Privacy fence

Tags

• MOVE IN READY
• REAL HARDWOOD FLOORING
• PRIVACY FENCE
• HUGE BACKYARD
• MATURE SHADE TREES
• HVAC UNIT REPLACED

Property features AI

Finance

• Other: Lot dimensions approx. 167 x 71 (approx. 0.27 acre)

Exterior

• Parking: Carport for 2 cars
• Utilities: Public sewer; Public water; Municipal electricity (Entergy)
• Home design: Single-family property; Approximately 1,326 square feet
• Construction: Slab foundation
• Exterior features: Brick and metal/vinyl siding exterior; Architectural shingle roof; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Built-in stove
• Flooring: Wood flooring; Tile flooring; Concrete flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Wood-burning stove fireplace; Wood, tile, and concrete floors; Formal living room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

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 $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 20 days — a 2% lower offer ($148k) 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 $92k; list at $150k implies a 63% 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 $147,651 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 1.00% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $137,223
• List price: $149,900
• Delta: 16.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 N Rich Rd	0.20mi	3/1.5	1,335 (+1%)	2mo	$190,000	$142	86
714 Baylor Dr	0.22mi	3/2.0	1,285 (-3%)	1mo	$169,900	$132	80
814 Briarcliff Rd	0.32mi	3/2.0	1,242 (-6%)	3mo	$168,000	$135	68
330 S Center Dr	0.43mi	3/1.0	1,240 (-6%)	2mo	$165,000	$133	68
1301 Crestmere St	0.45mi	3/2.0	1,283 (-3%)	7mo	$185,000	$144	64
908 Roselawn Dr	0.42mi	3/2.0	1,442 (+9%)	2mo	$90,000	$62	60
1409 N Avalon St	0.38mi	3/1.5	1,172 (-12%)	2mo	$164,900	$141	60
213 S Worthington Dr	0.69mi	3/2.0	1,375 (+4%)	7mo	$169,900	$124	52
1010 Arlington Dr	0.55mi	3/2.0	1,467 (+11%)	3mo	$239,000	$163	50
1014 Balfour Rd	0.60mi	3/1.5	1,148 (-13%)	4mo	$168,000	$146	44
208 S Center Dr	0.70mi	2/1.0 (-1)	1,137 (-14%)	0mo	$50,000	$44	38
1010 Clement Rd	0.71mi	3/2.0	1,510 (+14%)	8mo	$235,000	$156	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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-14,773
• Equity at exit: $22,351

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-546
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $149

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 85%

Sensitivity live

Price	-10% $253	-5% $201	+0% $149	+5% $97	+10% $45
Rent	-10% $31	-5% $90	+0% $149	+5% $208	+10% $268
Rate	-1.0pp $225	-0.5pp $187	base $149	+0.5pp $110	+1.0pp $71

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: $37,475
• Closing costs: $4,497
• 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	0d	1	0.39mi

Listing history 17 events

1. 2026-06-21
   days on market $149,900 Active 20 DOM
2. 2026-06-18
   days on market $149,900 Active 17 DOM
3. 2026-06-17
   days on market $149,900 Active 16 DOM
4. 2026-06-16
   days on market $149,900 Active 15 DOM
5. 2026-06-15
   days on market $149,900 Active 14 DOM
6. 2026-06-13
   days on market $149,900 Active 12 DOM
7. 2026-06-10
   days on market $149,900 Active 9 DOM
8. 2026-06-09
   days on market $149,900 Active 8 DOM
9. 2026-06-08
   statusdays on market $149,900 Active 7 DOM
10. 2026-06-07
    days on market $149,900 New Listing 6 DOM
11. 2026-06-03
    days on market $149,900 New Listing 2 DOM
12. 2026-06-02
    pricestatusdays on marketlisting id $149,900 New Listing 1 DOM
13. 2026-06-01
    days on market $159,900 Active 24 DOM

    Show marketing remark (879 chars)

    Welcome home to this charming move-in ready property nestled in a great neighborhood and conveniently located just minutes from shopping, dining, and everyday conveniences! This well-maintained home offers the perfect blend of comfort, updates, and outdoor space. Inside, you'll love the fresh new paint throughout along with beautiful real hardwood flooring that has recently been resurfaced, giving the home a warm and timeless feel. Major updates have already been taken care of for peace of mind, including the HVAC unit and roof both replaced just two years ago. Step outside and enjoy the huge backyard complete with a privacy fence perfect for entertaining, pets, kids, or simply relaxing under the mature shade trees that add both beauty and comfort to the property. If you're looking for a home with character, updates, and a fantastic location, this one is a must-see!

14. 2026-05-31
    days on market $159,900 Active 23 DOM
15. 2026-05-08
    listed $159,900 Active 879-char remark

    Show marketing remark (879 chars)

    Welcome home to this charming move-in ready property nestled in a great neighborhood and conveniently located just minutes from shopping, dining, and everyday conveniences! This well-maintained home offers the perfect blend of comfort, updates, and outdoor space. Inside, you'll love the fresh new paint throughout along with beautiful real hardwood flooring that has recently been resurfaced, giving the home a warm and timeless feel. Major updates have already been taken care of for peace of mind, including the HVAC unit and roof both replaced just two years ago. Step outside and enjoy the huge backyard complete with a privacy fence perfect for entertaining, pets, kids, or simply relaxing under the mature shade trees that add both beauty and comfort to the property. If you're looking for a home with character, updates, and a fantastic location, this one is a must-see!

16. 2006-05-01
    soldstatus $92,000
17. 1988-07-01
    soldstatus $20,500

ⓘ 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: $18,000
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,361
• Taxable loss: −$635
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $1,941/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

+631.2% since first listed

5 events — show timeline

• 2026-06-01 Price Changed $149,900 NEABOR MLS
• 2026-06-01 Listed $149,900 CARMLS
• 2026-05-08 Listed $159,900 NEABOR MLS
• 2006-05-01 Sold (Public Records) $92,000 Public Records
• 1988-07-01 Sold (Public Records) $20,500 Public Records

Property tax history

-2.7%/yr

Latest (2025): $276 · -26.6% YoY. Source: county tax records.