728 Mcbee St · Malvern, AR 72104

$98,500

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 164 Days on market

Built 1960 0.27 ac lot Est $77k · 29% over

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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 +20.8/30.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just right size, Just right price, just right neighborhood, updated, cute bungalow move-in ready. Fresh paint, new flooring throughout, updated kitchen and bathroom. You will love this home! Come see today.

Key facts

• Fenced yard
• Adorable porch
• Electric stove

Tags

• ELECTRIC STOVE
• ADORABLE PORCH
• FENCED YARD
• ADDITIONAL BUILDING
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Financial info: Accepts VA, FHA, conventional loans and cash

Exterior

• Parking: Carport (1 car)
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Frame construction; Metal roof; Crawl space foundation; Single-family property
• Construction: Frame exterior; Metal roof; Crawl space foundation
• Exterior features: Deck; Porch; Paved road access; Level lot; Located in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove; Gas range
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air units; Gas space heater
• Interior features: Washer connection; Electric water heater
• Laundry & utility: Washer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/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 $93k (6.1% below list).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.3% in Malvern — 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 62/100 on livability (#215 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Malvern School District (town): math 21% / reading 22% proficiency, ranked #207 of 238 in AR (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Malvern Elementary School (math 28% / reading 20%, grade F, #359 of 454 statewide, top 79%, 701 students, 77% FRL); Malvern High School (math 14% / reading 25%, grade F, #239 of 292 statewide, top 85%, 575 students, 66% FRL).
• Market conditions: 171 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 4 units permitted in Hot Spring County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $681 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hot Spring County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $76,560
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 Mcbee St	0.12mi	2/1.0	884 (+0%)	21mo	$56,000	$63	76
903 Edward St	0.21mi	2/1.0	840 (-4%)	13mo	$73,000	$87	72
841 Hall St	0.25mi	2/1.0	868 (-1%)	18mo	$105,000	$121	71
1426 Porter St	0.55mi	2/1.0	920 (+4%)	7mo	$106,800	$116	61
1312 Monroe St	0.42mi	3/1.0 (+1)	940 (+7%)	21mo	$119,000	$127	46
1327 Locust St	0.67mi	2/1.0	977 (+11%)	17mo	$59,900	$61	36
1611 Willow St	0.74mi	2/1.0	792 (-10%)	23mo	$15,000	$19	29

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-7,420
• Equity at exit: $14,687

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $4,431
• Equity at exit: $8,516

Cash invested: $27,580 (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 72104

• Home prices YoY: -7.3%
• Active inventory: 171
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $925 high
• Mortgage (P&I): −$517
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $135

Break-even live

Break-even rent $755

Max offer price $98,500

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1226 School St Malvern, AR	2.0	1.0	768	$900	$1.17	14d	1	0.47mi
1627 Willow St Malvern, AR	3.0	1.0	960	$1,200	$1.25	14d	1	0.82mi
330 Elmo St Unit 1 Malvern, AR	2.0	1.0	800	$800	$1.00	14d	1	0.86mi
1426 Stanley St Malvern, AR	2.0	1.0	800	$850	$1.06	14d	1	1.09mi
1426 Stanley St Malvern, AR	2.0	1.0	800	$850	$1.06	21d	1	1.09mi

Listing history 30 events

1. 2026-06-19
   days on market $98,500 Active 164 DOM
2. 2026-06-18
   days on market $98,500 Active 163 DOM
3. 2026-06-17
   days on market $98,500 Active 162 DOM
4. 2026-06-16
   days on market $98,500 Active 161 DOM
5. 2026-06-15
   days on market $98,500 Active 160 DOM
6. 2026-06-14
   days on market $98,500 Active 158 DOM
7. 2026-06-13
   days on market $98,500 Active 157 DOM
8. 2026-06-10
   days on market $98,500 Active 155 DOM
9. 2026-06-09
   days on market $98,500 Active 154 DOM
10. 2026-06-08
    days on market $98,500 Active 153 DOM
11. 2026-06-07
    days on market $98,500 Active 152 DOM
12. 2026-06-02
    days on market $98,500 Active 147 DOM
13. 2026-06-01
    days on market $98,500 Active 146 DOM
14. 2026-05-31
    days on market $98,500 Active 145 DOM
15. 2026-05-30
    days on market $98,500 Active 144 DOM
16. 2026-04-23
    price $98,500
17. 2026-03-21
    price $99,000
18. 2026-01-04
    listed $100,000 New Listing
19. 2026-01-01
    historical
20. 2025-09-03
    price $100,000
21. 2025-08-19
    price $128,000
22. 2025-08-08
    listed $130,000 New Listing
23. 2022-10-06
    soldstatus $95,000
24. 2022-09-29
    soldstatus $95,000 207-char remark

    Show marketing remark (207 chars)

    Just right size, Just right price, just right neighborhood, updated, cute bungalow move-in ready. Fresh paint, new flooring throughout, updated kitchen and bathroom. You will love this home! Come see today.

25. 2022-09-16
    soldstatus $95,000 Sold
26. 2022-07-26
    status Under Contract
27. 2022-07-24
    listed $118,000 207-char remark

    Show marketing remark (207 chars)

    Just right size, Just right price, just right neighborhood, updated, cute bungalow move-in ready. Fresh paint, new flooring throughout, updated kitchen and bathroom. You will love this home! Come see today.

28. 2022-06-14
    price $118,000
29. 2022-05-05
    listed $120,000 New Listing
30. 2021-06-09
    soldstatus $7,000

ⓘ 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: $465 · $39/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$165/yr (+$14/mo · 35.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,104
• − Mortgage interest: −$5,518
• − Property taxes: −$465
• − Insurance: −$492
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$2,865
• Taxable loss: −$13
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $1,619/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: Malvern School District
• NCES district ID: 0509240
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $35,370
• Composite: 17.76/100
• National rank: #9017
• State rank: #207 of 238 in AR

Livability — Malvern

• Score: 62/100
• State rank: #215
• US rank: #16632

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malvern, AR
• Population (ZIP): 23,222

Population outlook (Hot Spring County) Hauer SSP2

• Today (2025): 34,464 people
• By 2030: 34,659 · +0.6%
• By 2040: 34,486 · +0.1%
• By 2050: 33,419 · -3.0%
• By 2075: 28,702 · -16.7%
• By 2100: 21,415 · -37.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 16% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Hot Spring

• 2024 margin: Solid R (+52.2) · D 22.9% · R 75.1% · Other 1.9%
• 2008→2024 swing: -27.7pp toward R · 2008: -24.4pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+48.7 2016: R+42.5 2012: R+29.0 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.79%
• Current HPI: 211.6419
• 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

+1307.1% since first listed

15 events — show timeline

• 2026-04-23 Price Changed $98,500 CARMLS
• 2026-03-21 Price Changed $99,000 CARMLS
• 2026-01-04 Listed $100,000 CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-09-03 Price Changed $100,000 CARMLS
• 2025-08-19 Price Changed $128,000 CARMLS
• 2025-08-08 Listed $130,000 CARMLS
• 2022-10-06 Sold (Public Records) $95,000 Public Records
• 2022-09-29 Sold (MLS) $95,000 HSBOR
• 2022-09-16 Sold (MLS) $95,000 CARMLS
• 2022-07-26 Pending — CARMLS
• 2022-07-24 Listed $118,000 HSBOR
• 2022-06-14 Price Changed $118,000 CARMLS
• 2022-05-05 Listed $120,000 CARMLS
• 2021-06-09 Sold (Public Records) $7,000 Public Records

Property tax history

+16.4%/yr

Latest (2025): $465 · +1061.7% YoY. Source: county tax records.