709 Johnson Dr · West Memphis, AR 72301

$139,000

4 bd · 1.5 ba · 1,113 sqft · SingleFamily public records · 10 Days on market

Built 1971 9,583 sqft lot Est $135k · 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 +22.4/30.0
• DSCR +7.2/10.0
• ARV discount +6.1/15.0
• 1% rule +5.9/10.0
• 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

Traditional 4 bedrooms, 1 1/2 bath home nestled in an established neighborhood, offering timeless charm and everyday comfort. This inviting property features a functional layout with ample living areas, hardwood flooring, plenty of rooms for family, guests, or a home office and a new roof. Enjoy the character of a well-maintained home in a mature community with tree-lined streets, convenient access to schools, shopping and local amenities. A wonderful opportunity to make this classic home your own.

Key facts

• Hardwood flooring
• Tree-lined streets
• New roof

Tags

• HARDWOOD FLOORING
• NEW ROOF
• TREE-LINED STREETS
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO SHOPPING

Property features AI

Exterior

• Parking: Attached carport; 1-car garage; 1 covered parking space (total 1 parking space)
• Utilities: Public water; Public sewer
• Home design: Residential property; One story
• Construction: Brick and frame construction; Slab foundation; Built on one level
• Exterior features: Wood fencing; Composition roof

Interior

• Kitchen: Electric range; Electric oven
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Ceiling fans; Blinds
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).

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 10d 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 $961 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $67k; list at $139k implies a 107% 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 $139,000

Questions for the listing agent

1. Built in 1971 — 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: 1.09% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $134,673
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Johnson St	0.23mi	4/1.5	1,160 (+4%)	10mo	$150,000	$129	74
518 N 16th St	0.41mi	3/2.0 (-1)	1,092 (-2%)	4mo	$55,000	$50	67
1121 S Mcauley Dr	0.28mi	3/1.0 (-1)	1,210 (+9%)	4mo	$136,000	$112	62
508 Johnson	0.25mi	3/2.0 (-1)	1,194 (+7%)	14mo	$143,500	$120	58
802 N 14th St	0.29mi	3/2.0 (-1)	1,180 (+6%)	16mo	$148,000	$125	56
1823 Goodwin Ave	0.60mi	4/2.0	1,187 (+7%)	4mo	$150,000	$126	56
1101 Goodwin Ave	0.25mi	3/1.5 (-1)	988 (-11%)	11mo	$119,900	$121	56
512 Johnson	0.23mi	3/1.0 (-1)	1,032 (-7%)	19mo	$134,900	$131	54
1104 Goodwin Cir	0.26mi	3/1.5 (-1)	962 (-14%)	8mo	$135,900	$141	54
1110 Goodwin Cir	0.28mi	3/2.0 (-1)	1,223 (+10%)	18mo	$89,000	$73	49
1909 Sula Ln	0.60mi	3/1.0 (-1)	1,200 (+8%)	9mo	$52,000	$43	44
703 Mcauley Cir	0.43mi	3/2.0 (-1)	1,241 (+12%)	13mo	$140,000	$113	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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,719
• Equity at exit: $20,725

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $12,406
• Equity at exit: $12,018

Cash invested: $38,920 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $232

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 80%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1398 E Barton Ave West Memphis, AR	3.0	2.0	1250	$1,550	$1.24	10d	1	0.25mi
2504 Tyler Cir West Memphis, AR	3.0	2.0	1250	$1,450	$1.16	1d	1	1.26mi
2502 E Tyler Ave West Memphis, AR	3.0	2.0	1250	$1,550	$1.24	43d	1	1.30mi
2506 E Tyler Ave West Memphis, AR	3.0	2.0	1250	$1,450	$1.16	16d	1	1.31mi
2501 E Tyler Ave West Memphis, AR	3.0	2.0	1220	$1,500	$1.23	43d	1	1.31mi
307 Westree St West Memphis, AR	3.0	2.0	1220	$1,550	$1.27	10d	1	1.34mi
309 Westree St West Memphis, AR	3.0	2.0	1220	$1,550	$1.27	1d	1	1.34mi
310 Chestnut St West Memphis, AR	3.0	2.0	1250	$1,350	$1.08	1d	1	1.44mi
316 Chestnut St West Memphis, AR	3.0	2.0	1250	$1,450	$1.16	43d	1	1.45mi

Listing history 8 events

1. 2026-06-18
   days on market $139,000 Active 10 DOM
2. 2026-06-17
   days on market $139,000 Active 9 DOM
3. 2026-06-16
   days on market $139,000 Active 8 DOM
4. 2026-06-15
   days on market $139,000 Active 7 DOM
5. 2026-06-13
   days on market $139,000 Active 5 DOM
6. 2026-06-10
   days on market $139,000 Active 2 DOM
7. 2026-06-09
   remarks 503-char remark
8. 2026-06-09
   listed $139,000 Active 1 DOM

ⓘ 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 17% 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: $18,117
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$4,044
• Taxable income: $608
• Est. tax owed @ 24.0%: −$146
• After-tax cash flow: $2,639/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

+120.6% since first listed

3 events — show timeline

• 2026-06-09 Listed $139,000 EARA
• 2014-04-24 Sold (Public Records) $67,000 Public Records
• 2004-07-29 Sold (Public Records) $63,000 Public Records

Property tax history

-10.8%/yr

Latest (2025): $37 · +6.2% YoY. Source: county tax records.