700 Thompson St · McGehee, AR 71654

$85,000

3 bd · 2.0 ba · 1,544 sqft · SingleFamily public records · 109 Days on market

Built 1993 10,018 sqft lot $55/sqft · 12% above area Est $76k · 12% over

---

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 +8.9/10.0
• Appreciation +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Schools +1.9/10.0

Listing remarks MLS

A charming brick home offering 3 bedrooms and 1 bathroom with approximately 1,544 sq ft of living space. The residence features durable brick exterior, a functional layout, and classic finishes. Please note the property is located in a FEMA-designated flood zone, which may require flood insurance and specific building considerations.

Key facts

• 0.23 acre lot
• Parking
• Built 1993

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (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 $588 of loan paydown is wiped out by about $860 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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: 1.39% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.52%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $75,765
• List price: $85,000
• Delta: 12.19%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 N 3rd	0.30mi	3/1.0	1,315 (-15%)	19mo	$25,000	$19	41

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: 14.6%
• Equity multiple: 1.66×
• Total profit: $15,705
• Equity at exit: $20,466

10-year hold

• IRR: 20.5%
• Equity multiple: 3.06×
• Total profit: $49,126
• Equity at exit: $21,446

Cash invested: $23,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $348

Break-even live

Break-even rent $744

Max offer price $85,000

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $85,000 Active 109 DOM
2. 2026-06-18
   days on market $85,000 Active 108 DOM
3. 2026-06-17
   days on market $85,000 Active 107 DOM
4. 2026-06-16
   days on market $85,000 Active 106 DOM
5. 2026-06-15
   days on market $85,000 Active 105 DOM
6. 2026-06-14
   days on market $85,000 Active 103 DOM
7. 2026-06-12
   days on market $85,000 Active 102 DOM
8. 2026-06-09
   days on market $85,000 Active 99 DOM
9. 2026-06-08
   days on market $85,000 Active 98 DOM
10. 2026-06-07
    days on market $85,000 Active 97 DOM
11. 2026-06-07
    days on market $85,000 Active 96 DOM
12. 2026-06-04
    days on market $85,000 Active 93 DOM
13. 2026-06-02
    days on market $85,000 Active 92 DOM
14. 2026-06-01
    days on market $85,000 Active 91 DOM
15. 2026-05-31
    days on market $85,000 Active 90 DOM
16. 2026-05-31
    days on market $85,000 Active 89 DOM
17. 2026-01-20
    listed $85,000 New Listing 335-char remark

    Show marketing remark (335 chars)

    A charming brick home offering 3 bedrooms and 1 bathroom with approximately 1,544 sq ft of living space. The residence features durable brick exterior, a functional layout, and classic finishes. Please note the property is located in a FEMA-designated flood zone, which may require flood insurance and specific building considerations.

18. 2025-10-01
    historical
19. 2025-05-28
    price $80,000
20. 2025-03-18
    listed $90,000 New Listing
21. 2023-10-10
    soldstatus $60,000
22. 2016-07-15
    soldstatus $32,000
23. 2008-09-29
    soldstatus $25,000
24. 1999-09-02
    soldstatus $45,000

ⓘ 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 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,202
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$2,473
• Taxable income: $2,996
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $3,452/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

+88.9% since first listed

8 events — show timeline

• 2026-01-20 Listed $85,000 CARMLS
• 2025-10-01 Listing Removed — CARMLS
• 2025-05-28 Price Changed $80,000 CARMLS
• 2025-03-18 Listed $90,000 CARMLS
• 2023-10-10 Sold (Public Records) $60,000 Public Records
• 2016-07-15 Sold (Public Records) $32,000 Public Records
• 2008-09-29 Sold (Public Records) $25,000 Public Records
• 1999-09-02 Sold (Public Records) $45,000 Public Records

Property tax history

-17.1%/yr

Latest (2025): $98 · -32.4% YoY. Source: county tax records.