216 Roosevelt Ave · West Memphis, AR 72301

$175,000

3 bd · 2.0 ba · 1,731 sqft · SingleFamily public records

Built 1994 Est $185k · 6% under

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Why this score? — see what drove the D+ 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 +17.0/30.0
• ARV discount +10.0/15.0
• DSCR +5.3/10.0
• 1% rule +3.8/10.0
• 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

For MLS purposes only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $154k (11.8% below list).
• Recommended offer: $154k (11.8% 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: crime F, amenities F, commute 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.
• Zoned schools: Bragg Elementary School (math 24% / reading 15%, grade F, #383 of 454 statewide, top 86%, 534 students, 100% FRL); West Junior High School (math 19% / reading 25%, grade F, #175 of 201 statewide, top 88%, 507 students, 100% FRL); The Academies of West Memphis Charter School (math 7% / reading 22%, grade F, #265 of 292 statewide, top 91%, 952 students, 100% FRL, charter) — zoned schools at 100% FRL track the district average.
• Market conditions: 136 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $175k implies a 133% 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 $154,265 (11.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $185,217
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Ross Rd	0.25mi	3/2.0	1,775 (+2%)	5mo	$177,500	$100	79
502 W Barton Ave	0.42mi	3/2.0	1,766 (+2%)	12mo	$200,000	$113	67
1007 N Avalon St	0.46mi	3/2.0	1,800 (+4%)	9mo	$170,000	$94	64
519 S Roselawn Dr	0.57mi	3/1.5	1,780 (+3%)	8mo	$100,000	$56	60
128 Ross Ave	0.23mi	3/2.0	1,486 (-14%)	14mo	$194,900	$131	54
618 S Roselawn	0.62mi	3/2.0	1,537 (-11%)	1mo	$140,000	$91	52
1108 N Redding St	0.57mi	4/1.5 (+1)	1,712 (-1%)	17mo	$115,000	$67	50
200 Gibson Ave	0.16mi	2/1.0 (-1)	1,498 (-14%)	17mo	$162,000	$108	47
702 W Barton Ave	0.62mi	4/1.5 (+1)	1,665 (-4%)	15mo	$184,900	$111	45
424 N Roselawn Dr	0.57mi	4/2.0 (+1)	1,554 (-10%)	9mo	$185,000	$119	44
203 Pearce St	0.46mi	3/2.0	1,947 (+12%)	19mo	$208,000	$107	42
451 S Roselawn Drive Dr	0.57mi	4/2.0 (+1)	1,989 (+15%)	6mo	$212,500	$107	38

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: 0.58×
• Total profit: $-20,753
• Equity at exit: $26,093

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-8,403
• Equity at exit: $15,131

Cash invested: $49,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,543 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$108 /mo · $1,295/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $120

Break-even live

Break-even rent $1,391

Max offer price $175,000

Occupancy floor 87%

Sensitivity live

Price	-10% $219	-5% $170	+0% $120	+5% $71	+10% $21
Rent	-10% $-2	-5% $59	+0% $120	+5% $181	+10% $242
Rate	-1.0pp $208	-0.5pp $165	base $120	+0.5pp $75	+1.0pp $29

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: $43,750
• Closing costs: $5,250
• 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	0d	1	0.42mi
1398 E Barton Ave West Memphis, AR	3.0	2.0	1250	$1,550	$1.24	13d	1	1.21mi
905 Maple Dr West Memphis, AR	4.0	2.0	1176	$1,495	$1.27	26d	1	1.28mi
905 Maple Dr West Memphis, AR	4.0	2.0	1176	$1,699	$1.44	4d	1	1.28mi

Listing history 6 events

1. 2026-03-26
   status Pending
2. 2025-05-13
   historical
3. 2023-07-18
   price $470,000
4. 2023-05-25
   price $498,000
5. 2023-02-24
   listed $510,000 Active
6. 2003-02-28
   soldstatus $75,000

ⓘ 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: $1,295 · $108/mo
• Projected year-2 tax: $1,295 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $18,512
• − Mortgage interest: −$9,803
• − Property taxes: −$1,295
• − Insurance: −$875
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$5,091
• Taxable loss: −$1,514
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $1,805/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

+526.7% since first listed

6 events — show timeline

• 2026-03-26 Pending — EARA
• 2025-05-13 Delisted — EARA
• 2023-07-18 Price Changed $470,000 EARA
• 2023-05-25 Price Changed $498,000 EARA
• 2023-02-24 Listed $510,000 EARA
• 2003-02-28 Sold (Public Records) $75,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,295 · +10.0% YoY. Source: county tax records.