321 S 20th St · West Memphis, AR 72301

$169,500

5 bd · 1.0 ba · 744 sqft · SingleFamily public records · 36 Days on market

Built 1952 $228/sqft · 159% above area Est $132k · 29% over

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Why this score? — see what drove the F 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 +13.9/30.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Newly renovated 5 bedroom, 2-bath home! Everything is brand new ? from the roof and HVAC system to the paint and flooring. This beautiful, affordable home could be yours. Schedule your appointment to see it today!

Key facts

• Listed 36 days

Property features AI

Finance

• Other: Located in the Kendal subdivision

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Two levels
• Construction: Vinyl siding; Composition roof; Slab foundation; Built as residential
• Exterior features: No notable exterior features listed

Interior

• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan cooling
• Interior features: Ceiling fans; Double-pane windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $18 ($222/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 $151k (11.1% below list).
• Recommended offer: $151k (11.1% 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; 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

• It's been on market 36 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $170k implies a 1030% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $150,615 (11.1% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $131,720
• List price: $169,500
• Delta: 28.68%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-26,266
• Equity at exit: $25,273

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-21,264
• Equity at exit: $14,655

Cash invested: $47,460 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$889
• Tax est. 1.5%: −$212 /mo · $2,542/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $18

Break-even live

Break-even rent $1,483

Max offer price $169,500

Occupancy floor 94%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $169,500 Active 36 DOM
2. 2026-06-17
   days on market $169,500 Active 35 DOM
3. 2026-06-16
   days on market $169,500 Active 34 DOM
4. 2026-06-15
   days on market $169,500 Active 33 DOM
5. 2026-06-13
   days on market $169,500 Active 31 DOM
6. 2026-06-10
   days on market $169,500 Active 28 DOM
7. 2026-06-09
   days on market $169,500 Active 27 DOM
8. 2026-06-08
   days on market $169,500 Active 26 DOM
9. 2026-06-07
   days on market $169,500 Active 25 DOM
10. 2026-06-03
    days on market $169,500 Active 21 DOM
11. 2026-06-02
    days on market $169,500 Active 20 DOM
12. 2026-06-01
    days on market $169,500 Active 19 DOM
13. 2026-05-31
    days on market $169,500 Active 18 DOM
14. 2026-05-13
    listed $169,500 Active 213-char remark
15. 2024-10-17
    soldstatus $15,000
16. 2019-12-20
    soldstatus $11,375
17. 2003-06-12
    soldstatus $10,000

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% 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: $18,074
• − Mortgage interest: −$9,495
• − Property taxes: −$2,542
• − Insurance: −$848
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$4,931
• Taxable loss: −$2,634
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $854/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

+1595.0% since first listed

4 events — show timeline

• 2026-05-13 Listed $169,500 EARA
• 2024-10-17 Sold (Public Records) $15,000 Public Records
• 2019-12-20 Sold (Public Records) $11,375 Public Records
• 2003-06-12 Sold (Public Records) $10,000 Public Records

Property tax history

-2.6%/yr

Latest (2025): $97 · -27.7% YoY. Source: county tax records.