334 S 21st St · West Memphis, AR 72301

$108,000

4 bd · 1.0 ba · 1,605 sqft · SingleFamily public records · 82 Days on market

10,018 sqft lot $67/sqft · at area comps Est $108k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.3/15.0
• 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

Wow, 4 bedroom 1.5 bath home. new roof 2024; lot 200' deep, new flooring, kitchen cabinets and countertops, interior paint throughout. Located 5-8 minute transit to downtown Memphis. Do not hesitate to check this home out

Key facts

• New flooring
• Interior paint
• Kitchen cabinets

Tags

• NEW ROOF
• NEW FLOORING
• KITCHEN CABINETS
• COUNTERTOPS
• INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $747 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 $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $18k; list at $108k implies a 500% gain — meaningful room to come down on a strong offer.

Recommended offer $101,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.38% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.91%
• DSCR: 1.89
• GRM: 6.0

CMA / ARV

• ARV (median comp): $107,521
• List price: $108,000
• Delta: 0.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 S 13th St	0.63mi	3/2.0 (-1)	1,720 (+7%)	1mo	$189,900	$110	49
627 S 13th St	0.62mi	3/2.0 (-1)	1,580 (-2%)	16mo	$184,900	$117	46
506 Garden Ln	0.68mi	3/2.0 (-1)	1,587 (-1%)	22mo	$169,900	$107	39
308 S 12th St	0.60mi	3/2.0 (-1)	1,537 (-4%)	23mo	$179,000	$116	37
1933 S Mcauley Dr	0.54mi	3/2.0 (-1)	1,724 (+7%)	24mo	$127,900	$74	34
801 14th St	0.63mi	3/2.0 (-1)	1,400 (-13%)	22mo	$142,500	$102	22

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: 12.0%
• Equity multiple: 1.48×
• Total profit: $14,432
• Equity at exit: $16,103

10-year hold

• IRR: 21.0%
• Equity multiple: 2.77×
• Total profit: $53,626
• Equity at exit: $9,338

Cash invested: $30,240 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$566
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $502

Break-even live

Break-even rent $855

Max offer price $108,000

Occupancy floor 61%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 E Tyler Ave West Memphis, AR	3.0	2.0	1220	$1,500	$1.23	43d	1	0.29mi
2502 E Tyler Ave West Memphis, AR	3.0	2.0	1250	$1,550	$1.24	43d	1	0.30mi
2506 E Tyler Ave West Memphis, AR	3.0	2.0	1250	$1,450	$1.16	16d	1	0.31mi
2504 Tyler Cir West Memphis, AR	3.0	2.0	1250	$1,450	$1.16	1d	1	0.32mi
309 Westree St West Memphis, AR	3.0	2.0	1220	$1,550	$1.27	1d	1	0.33mi
307 Westree St West Memphis, AR	3.0	2.0	1220	$1,550	$1.27	10d	1	0.33mi
316 Chestnut St West Memphis, AR	3.0	2.0	1250	$1,450	$1.16	43d	1	0.43mi
310 Chestnut St West Memphis, AR	3.0	2.0	1250	$1,350	$1.08	1d	1	0.44mi
1398 E Barton Ave West Memphis, AR	3.0	2.0	1250	$1,550	$1.24	10d	1	0.96mi

Listing history 16 events

1. 2026-06-03
   days on market $108,000 Active 82 DOM
2. 2026-06-02
   days on market $108,000 Active 81 DOM
3. 2026-06-01
   days on market $108,000 Active 80 DOM
4. 2026-05-31
   days on market $108,000 Active 79 DOM
5. 2026-03-13
   listed $108,000 Active 221-char remark

   Show marketing remark (221 chars)

   Wow, 4 bedroom 1.5 bath home. new roof 2024; lot 200' deep, new flooring, kitchen cabinets and countertops, interior paint throughout. Located 5-8 minute transit to downtown Memphis. Do not hesitate to check this home out

6. 2025-10-16
   listed $108,000 Active
7. 2025-04-22
   listed $115,000 Active
8. 2024-12-16
   soldstatus $18,000 Closed
9. 2024-12-03
   status Pending
10. 2024-10-31
    status Active
11. 2024-10-31
    price $29,900
12. 2024-10-04
    price $33,900
13. 2024-09-10
    price $37,500
14. 2024-08-15
    price $39,900
15. 2024-07-29
    price $45,000
16. 2024-07-01
    listed $49,900 Active

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,876
• − Mortgage interest: −$6,050
• − Property taxes: −$765
• − Insurance: −$540
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$3,142
• Taxable income: $4,519
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $4,936/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

+116.4% since first listed

12 events — show timeline

• 2026-03-13 Listed $108,000 EARA
• 2025-10-16 Listed $108,000 EARA
• 2025-04-22 Listed $115,000 EARA
• 2024-12-16 Sold (MLS) $18,000 EARA
• 2024-12-03 Pending — EARA
• 2024-10-31 Relisted — EARA
• 2024-10-31 Price Changed $29,900 EARA
• 2024-10-04 Price Changed $33,900 EARA
• 2024-09-10 Price Changed $37,500 EARA
• 2024-08-15 Price Changed $39,900 EARA
• 2024-07-29 Price Changed $45,000 EARA
• 2024-07-01 Listed $49,900 EARA

Property tax history

+31.4%/yr

Latest (2025): $765 · +115.5% YoY. Source: county tax records.