230 W Bond St · West Memphis, AR 72301

$129,900

3 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 20 Days on market

Built 1941 10,018 sqft lot Est $136k · at est.

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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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• 1% rule +6.9/10.0
• 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 MLS

Check this out! Hard to find in this price range-3 bedrooms, 1 bath, completely remodeled! You will fall in love with the open plan, living-dining-and kitchen are all together and make it easy for entertaining. Vinyl plank flooring throughout, sile stone countertops are beautiful and make the kitchen great for food prep. Bathroom has a tiled bath/shower combo. Be sure to add this home to your list of places you want to spend the next several years making memories.

Key facts

• Large yard
• Natural light
• Conveniently located

Tags

• LARGE YARD
• NATURAL LIGHT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Approximately 0.23 acre lot (about 10,018.8 sq ft)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: One-story residential property; Frame construction
• Construction: Frame construction; Built as a single-level home
• Exterior features: No notable exterior features listed; No patio or porch

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central heating; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $26 ($312/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 6.9% 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: 136 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $898 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 ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $105k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.19% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $136,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 Lois Marie Cv	0.52mi	3/2.0	1,004 (-1%)	7mo	$135,000	$134	63
715 Foxwood St	0.72mi	3/1.0	1,038 (+2%)	1mo	$132,500	$128	62
227 S Worthington Dr	0.70mi	3/2.0	1,013 (-0%)	3mo	$169,900	$168	60
400 Oxford St	0.47mi	3/1.0	1,090 (+7%)	9mo	$107,000	$98	58
512 Lois Marie Cv	0.49mi	2/1.0 (-1)	888 (-13%)	1mo	$100,000	$113	51
310 S Center St	0.75mi	3/1.0	975 (-4%)	14mo	$139,900	$143	47
221 Ross Ave	0.60mi	2/1.0 (-1)	1,101 (+8%)	14mo	$127,500	$116	42
208 S Center Dr	0.73mi	2/1.0 (-1)	1,137 (+12%)	0mo	$50,000	$44	41
705 Turtle Creek Cv	0.64mi	2/1.0 (-1)	1,108 (+9%)	12mo	$139,900	$126	40
114 Roosevelt Ave	0.40mi	2/2.0 (-1)	1,100 (+8%)	22mo	$193,000	$175	40
321 S Worthington Dr	0.72mi	2/1.0 (-1)	900 (-11%)	7mo	$135,000	$150	36
212 S Center Dr	0.73mi	2/1.0 (-1)	1,106 (+9%)	13mo	$149,000	$135	35

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-19,182
• Equity at exit: $19,369

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-13,719
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $26

Break-even live

Break-even rent $1,519

Max offer price $129,900

Occupancy floor 93%

Sensitivity live

Price	-10% $100	-5% $63	+0% $26	+5% $-11	+10% $-47
Rent	-10% $-97	-5% $-35	+0% $26	+5% $87	+10% $149
Rate	-1.0pp $91	-0.5pp $59	base $26	+0.5pp $-8	+1.0pp $-42

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.65mi
905 Maple Dr West Memphis, AR	4.0	2.0	1176	$1,495	$1.27	24d	1	1.01mi
905 Maple Dr West Memphis, AR	4.0	2.0	1176	$1,699	$1.44	2d	1	1.01mi
1398 E Barton Ave West Memphis, AR	3.0	2.0	1250	$1,550	$1.24	11d	1	1.32mi

Listing history 17 events

1. 2026-06-10
   days on market $129,900 Active 20 DOM
2. 2026-06-09
   days on market $129,900 Active 19 DOM
3. 2026-06-08
   days on market $129,900 Active 18 DOM
4. 2026-06-07
   days on market $129,900 Active 17 DOM
5. 2026-06-03
   days on market $129,900 Active 13 DOM
6. 2026-06-02
   days on market $129,900 Active 12 DOM
7. 2026-06-01
   days on market $129,900 Active 11 DOM
8. 2026-05-31
   days on market $129,900 Active 10 DOM
9. 2026-05-22
   listed $129,900 Active
10. 2023-01-04
    soldstatus $105,000
11. 2022-12-30
    soldstatus $105,000 470-char remark

    Show marketing remark (470 chars)

    Check this out! Hard to find in this price range-3 bedrooms, 1 bath, completely remodeled! You will fall in love with the open plan, living-dining-and kitchen are all together and make it easy for entertaining. Vinyl plank flooring throughout, sile stone countertops are beautiful and make the kitchen great for food prep. Bathroom has a tiled bath/shower combo. Be sure to add this home to your list of places you want to spend the next several years making memories.

12. 2022-11-22
    listed $104,900 470-char remark

    Show marketing remark (470 chars)

    Check this out! Hard to find in this price range-3 bedrooms, 1 bath, completely remodeled! You will fall in love with the open plan, living-dining-and kitchen are all together and make it easy for entertaining. Vinyl plank flooring throughout, sile stone countertops are beautiful and make the kitchen great for food prep. Bathroom has a tiled bath/shower combo. Be sure to add this home to your list of places you want to spend the next several years making memories.

13. 2022-09-02
    soldstatus $28,000 154-char remark

    Show marketing remark (154 chars)

    Investors or Handymen, Project house needs a makeover. Central A/C and heat was operable the last time in use. Newer roof <5 years old As Is, Where is.

14. 2022-06-24
    listed $40,000 154-char remark

    Show marketing remark (154 chars)

    Investors or Handymen, Project house needs a makeover. Central A/C and heat was operable the last time in use. Newer roof <5 years old As Is, Where is.

15. 2022-04-07
    soldstatus $20,000
16. 2007-02-28
    soldstatus $50,000
17. 1997-11-12
    soldstatus $32,000

ⓘ 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: $454 · $38/mo
• Projected year-2 tax: $831 · $69/mo
• Expected delta: +$377/yr (+$31/mo · 83.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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: $18,619
• − Mortgage interest: −$7,276
• − Property taxes: −$454
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$3,779
• Taxable loss: −$1,637
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $705/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

+305.9% since first listed

9 events — show timeline

• 2026-05-22 Listed $129,900 EARA
• 2023-01-04 Sold (Public Records) $105,000 Public Records
• 2022-12-30 Sold (MLS) $105,000 EARA
• 2022-11-22 Listed $104,900 EARA
• 2022-09-02 Sold (MLS) $28,000 EARA
• 2022-06-24 Listed $40,000 EARA
• 2022-04-07 Sold (Public Records) $20,000 Public Records
• 2007-02-28 Sold (Public Records) $50,000 Public Records
• 1997-11-12 Sold (Public Records) $32,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $454 · +10.0% YoY. Source: county tax records.