610 Baylor Dr · West Memphis, AR 72301

$109,900

3 bd · 1.5 ba · 1,530 sqft · SingleFamily public records · 17 Days on market

Built 1967 9,583 sqft lot Est $184k · 40% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell!!! Property was refurbished in 2022 & roof 2020. Living room plus den & no carpet. Property sold AS IS

Key facts

• 9,583 sq ft lot
• Built 1967
• Listed 17 days

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer
• Home design: Residential single-story; Brick construction; Composition roof; Slab foundation; Located in Avondale Gardens subdivision
• Construction: Built with brick; Slab foundation; Composition roof
• Exterior features: Corner lot; Storage

Interior

• Kitchen: Dishwasher; Electric range and oven; Gas water heater
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Ceiling fan cooling; Natural gas heating
• Interior features: Ceiling fans; Double-pane windows with blinds; Gas fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: crime F, amenities F, commute F.
• Marion School District (suburban): math 21% / reading 26% proficiency, ranked #185 of 238 in AR (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Marion Visual & Performing Arts Magnet School (math 15% / reading 12%, grade F, #413 of 454 statewide, top 91%, 762 students, 88% FRL); Marion Junior High School (math 19% / reading 29%, grade F, #170 of 201 statewide, top 86%, 970 students, 75% FRL) — zoned schools average 82% FRL vs 52% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 133 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $108,251 (1.5% 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: 1.36% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.67%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $183,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 S Roselawn	0.44mi	3/2.0	1,537 (+0%)	0mo	$140,000	$91	76
702 Dover Rd	0.13mi	3/1.0	1,695 (+11%)	2mo	$63,000	$37	72
424 N Roselawn Dr	0.30mi	4/2.0 (+1)	1,554 (+2%)	9mo	$185,000	$119	69
908 Roselawn Dr	0.47mi	3/2.0	1,442 (-6%)	2mo	$90,000	$62	65
1108 N Rich Rd	0.28mi	3/1.5	1,335 (-13%)	2mo	$190,000	$142	64
813 Pryor Dr	0.49mi	3/2.0	1,581 (+3%)	8mo	$175,000	$111	64
511 Balfour Rd	0.22mi	3/2.0	1,736 (+14%)	3mo	$190,000	$109	63
906 N Roselawn Dr	0.45mi	4/2.0 (+1)	1,560 (+2%)	8mo	$187,900	$120	62
1010 Arlington Dr	0.60mi	3/2.0	1,467 (-4%)	3mo	$239,000	$163	60
1009 Cherry Ln	0.45mi	3/2.0	1,743 (+14%)	9mo	$210,000	$120	46
1417 Chester Ln	0.48mi	4/2.5 (+1)	1,683 (+10%)	9mo	$202,000	$120	44
213 S Worthington Dr	0.71mi	3/2.0	1,375 (-10%)	6mo	$169,900	$124	43

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: 11.7%
• Equity multiple: 1.46×
• Total profit: $14,298
• Equity at exit: $16,386

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $53,721
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $505

Break-even live

Break-even rent $861

Max offer price $109,900

Occupancy floor 61%

Sensitivity live

Price	-10% $567	-5% $536	+0% $505	+5% $473	+10% $442
Rent	-10% $386	-5% $445	+0% $505	+5% $564	+10% $623
Rate	-1.0pp $560	-0.5pp $532	base $505	+0.5pp $476	+1.0pp $447

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: $27,475
• Closing costs: $3,297
• 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	2d	1	0.47mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $109,900 Pending 17 DOM
2. 2026-06-10
   days on market $109,900 Active 14 DOM
3. 2026-06-09
   days on market $109,900 Active 13 DOM
4. 2026-06-08
   days on market $109,900 Active 12 DOM
5. 2026-06-07
   days on market $109,900 Active 11 DOM
6. 2026-06-05
   days on market $109,900 Active 8 DOM
7. 2026-06-03
   days on market $109,900 Active 7 DOM
8. 2026-06-02
   days on market $109,900 Active 6 DOM
9. 2026-06-01
   days on market $109,900 Active 5 DOM
10. 2026-05-31
    days on market $109,900 Active 4 DOM
11. 2026-05-28
    listed $109,900 Active
12. 2017-03-16
    soldstatus $79,900

ⓘ 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: $700 · $58/mo
• Projected year-2 tax: $703 · $59/mo
• Expected delta: +$3/yr ($0/mo · 0.4%)

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

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 15% 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: −$6,156
• − Property taxes: −$700
• − Insurance: −$550
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,197
• Taxable income: $4,517
• Est. tax owed @ 24.0%: −$1,084
• After-tax cash flow: $4,970/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: Marion School District
• NCES district ID: 0509390
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $50,758
• Composite: 20.88/100
• National rank: #8492
• State rank: #185 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

+37.5% since first listed

2 events — show timeline

• 2026-05-28 Listed $109,900 EARA
• 2017-03-16 Sold (Public Records) $79,900 Public Records

Property tax history

+1.6%/yr

Latest (2025): $700 · -5.1% YoY. Source: county tax records.