4 Reynolds · McGehee, AR 71654

$98,000

3 bd · 2.0 ba · 1,836 sqft · SingleFamily public records · 101 Days on market

Built 1985 0.45 ac lot Est $143k · 32% under

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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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Appreciation +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Welcome to 4 Reynolds Drive! This charming 3 Bed, 2.5 Bath two-story home provides great potential for its new owner! The layout provides plenty of space for comfortable living and offers excellent opportunities to make it your own and build equity. Downstairs features a large den with fireplace, oversized kitchen with eating area, dining room/extra room, and recently updated half bath. Upstairs includes the master bedroom/bath and 2 other bedrooms with another full bathroom. There is also an additional space off the kitchen and den that is enclosed and has a window unit to maintain comfort. Enjoy a large fenced in backyard in the peaceful and quiet neighborhood with ample room for storage!

Key facts

• 0.45 acre lot
• Built 1985
• Listed 100 days

Tags

• LARGE DEN WITH FIREPLACE
• RECENTLY UPDATED HALF BATH
• LARGE FENCED IN BACKYARD

Property features AI

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Inside city limits
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Brick exterior; Level lot; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range; Refrigerator stays
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet and vinyl flooring; Wood-burning fireplace with gas logs; Den/Family room; Workshop/Craft room; Fully fenced yard; Outside storage area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#122 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Mcgehee School District (town): math 24% / reading 23% proficiency, ranked #200 of 238 in AR (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP; 4 units permitted in Desha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $992 of value loss. Plan a longer hold.
• Desha County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $98k implies a 390% gain — meaningful room to come down on a strong offer.

Recommended offer $89,180 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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 F-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. 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: 1.25% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.64%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $143,208
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Ashcraft St	0.29mi	2/2.0 (-1)	1,695 (-8%)	7mo	$132,125	$78	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.56×
• Total profit: $15,321
• Equity at exit: $23,596

10-year hold

• IRR: 18.4%
• Equity multiple: 2.84×
• Total profit: $50,500
• Equity at exit: $24,726

Cash invested: $27,440 (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 71654

• Home prices YoY: -0.9%
• Active inventory: 20
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $358

Break-even live

Break-even rent $769

Max offer price $98,000

Occupancy floor 66%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $98,000 Active 101 DOM
2. 2026-06-18
   days on market $98,000 Active 100 DOM
3. 2026-06-17
   days on market $98,000 Active 99 DOM
4. 2026-06-16
   days on market $98,000 Active 98 DOM
5. 2026-06-15
   days on market $98,000 Active 97 DOM
6. 2026-06-14
   days on market $98,000 Active 95 DOM
7. 2026-06-12
   days on market $98,000 Active 94 DOM
8. 2026-06-09
   days on market $98,000 Active 91 DOM
9. 2026-06-08
   days on market $98,000 Active 90 DOM
10. 2026-06-07
    days on market $98,000 Active 89 DOM
11. 2026-06-07
    statusdays on market $98,000 Active 88 DOM
12. 2026-06-04
    days on market $98,000 Price Change 85 DOM
13. 2026-06-02
    days on market $98,000 Price Change 84 DOM
14. 2026-06-01
    days on market $98,000 Price Change 83 DOM
15. 2026-05-31
    days on market $98,000 Price Change 82 DOM
16. 2026-05-31
    days on market $98,000 Price Change 81 DOM
17. 2026-04-28
    historical Take Backups
18. 2026-03-10
    listed $105,000 New Listing
19. 1997-04-28
    soldstatus $20,000

ⓘ 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: $636 · $53/mo
• Projected year-2 tax: $636 · $53/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: $14,665
• − Mortgage interest: −$5,490
• − Property taxes: −$636
• − Insurance: −$490
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$2,851
• Taxable income: $2,852
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $3,608/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: Mcgehee School District
• NCES district ID: 0509630
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $29,604
• Composite: 18.88/100
• National rank: #8858
• State rank: #200 of 238 in AR

Livability — McGehee

• Score: 66/100
• State rank: #122
• US rank: #11758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McGehee, AR
• Population (ZIP): 4,290

Population outlook (Desha County) Hauer SSP2

• Today (2025): 10,289 people
• By 2030: 9,472 · -7.9%
• By 2040: 8,102 · -21.3%
• By 2050: 7,128 · -30.7%
• By 2075: 6,222 · -39.5%
• By 2100: 6,583 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 48% Black 41% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Foreign-born: 0%
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Desha

• 2024 margin: Toss-up / Even · D 46.7% · R 51.5% · Other 1.8%
• 2008→2024 swing: -17.0pp toward R · 2008: 12.2pp · 2024: -4.8pp
• All cycles: 2024: R+4.8 2020: D+2.3 2016: D+7.4 2012: D+12.9 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.01%
• Current HPI: 107.7356
• 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

+425.0% since first listed

3 events — show timeline

• 2026-04-28 Contingent — CARMLS
• 2026-03-10 Listed $105,000 CARMLS
• 1997-04-28 Sold (Public Records) $20,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $636 · -13.6% YoY. Source: county tax records.