32 Shannon Dr · McGehee, AR 71654

$74,500

3 bd · 2.0 ba · 1,756 sqft · SingleFamily public records · 91 Days on market

1.40 ac lot $42/sqft · 10% below area Est $82k · 10% 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 +30.0/30.0
• ARV discount +11.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

32 Shannon, McGehee, AR 3 3 Bed | 2 Bath | 1,756 Sq FT This beautifully remodeled home offers 3 spacious bedrooms and 2 full baths, featuring an open-concept layout with arched openings between the kitchen, dining area, and living room—perfect for modern living and entertaining. Updates include brand-new flooring and fresh paint throughout (2024), along with a 2023 kitchen renovation that added new cabinets, countertops, and new appliances installed this year. Enjoy outdoor living with a patio slab, large yard, front porch, and covered carport. The home sits on a quiet dead-end street offering peace, privacy, and plenty of wildlife to watch right from your backyard. There’s also a separate laundry room for added convenience. This move-in-ready home is packed with thoughtful upgrades in a great location—don’t miss it! Comes with 3 years paid Fema flood insurance.

Key facts

• Arched openings
• New cabinets
• New appliances

Tags

• REMODELED HOME
• OPEN-CONCEPT LAYOUT
• ARCHED OPENINGS
• KITCHEN RENOVATION
• NEW CABINETS
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $68k (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 $515 of loan paydown is wiped out by about $754 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.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $74k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $67,795 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
6. 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.
7. 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.
8. 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: 1.63% ✓
• Cap rate: 14.57%
• Cash-on-cash: 29.56%
• DSCR: 2.32
• GRM: 5.1

CMA / ARV

• ARV (median comp): $82,431
• List price: $74,500
• Delta: -9.62%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Fairview Dr	0.20mi	3/2.0	1,919 (+9%)	1mo	$85,000	$44	74
1 Adcock Cir	0.21mi	3/2.0	1,920 (+9%)	18mo	$150,000	$78	60

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $140
• Equity at exit: $17,938

10-year hold

• IRR: 7.0%
• Equity multiple: 1.68×
• Total profit: $14,260
• Equity at exit: $18,797

Cash invested: $20,860 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$391
• Tax from tax record: −$21 /mo · $252/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $87

Break-even live

Break-even rent $1,100

Max offer price $74,500

Occupancy floor 88%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   statusdays on market $74,500 Active 91 DOM
2. 2026-06-18
   days on market $74,500 Price Change 90 DOM
3. 2026-06-17
   days on market $74,500 Price Change 89 DOM
4. 2026-06-16
   days on market $74,500 Price Change 88 DOM
5. 2026-06-15
   days on market $74,500 Price Change 87 DOM
6. 2026-06-14
   days on market $74,500 Price Change 85 DOM
7. 2026-06-13
   pricestatus $74,500 Price Change 84 DOM
8. 2026-06-12
   days on market $79,500 Active 84 DOM
9. 2026-06-09
   days on market $79,500 Active 81 DOM
10. 2026-06-08
    days on market $79,500 Active 80 DOM
11. 2026-06-07
    days on market $79,500 Active 79 DOM
12. 2026-06-07
    days on market $79,500 Active 78 DOM
13. 2026-06-04
    days on market $79,500 Active 75 DOM
14. 2026-06-02
    days on market $79,500 Active 74 DOM
15. 2026-06-01
    days on market $79,500 Active 73 DOM
16. 2026-05-31
    days on market $79,500 Active 72 DOM
17. 2026-05-31
    days on market $79,500 Active 71 DOM
18. 2026-05-12
    price $79,500 898-char remark

    Show marketing remark (898 chars)

    32 Shannon, McGehee, AR 3 3 Bed | 2 Bath | 1,756 Sq FT This beautifully remodeled home offers 3 spacious bedrooms and 2 full baths, featuring an open-concept layout with arched openings between the kitchen, dining area, and living room—perfect for modern living and entertaining. Updates include brand-new flooring and fresh paint throughout (2024), along with a 2023 kitchen renovation that added new cabinets, countertops, and new appliances installed this year. Enjoy outdoor living with a patio slab, large yard, front porch, and covered carport. The home sits on a quiet dead-end street offering peace, privacy, and plenty of wildlife to watch right from your backyard. There’s also a separate laundry room for added convenience. This move-in-ready home is packed with thoughtful upgrades in a great location—don’t miss it! Comes with 3 years paid Fema flood insurance.

19. 2026-05-08
    price $85,000 898-char remark

    Show marketing remark (898 chars)

    32 Shannon, McGehee, AR 3 3 Bed | 2 Bath | 1,756 Sq FT This beautifully remodeled home offers 3 spacious bedrooms and 2 full baths, featuring an open-concept layout with arched openings between the kitchen, dining area, and living room—perfect for modern living and entertaining. Updates include brand-new flooring and fresh paint throughout (2024), along with a 2023 kitchen renovation that added new cabinets, countertops, and new appliances installed this year. Enjoy outdoor living with a patio slab, large yard, front porch, and covered carport. The home sits on a quiet dead-end street offering peace, privacy, and plenty of wildlife to watch right from your backyard. There’s also a separate laundry room for added convenience. This move-in-ready home is packed with thoughtful upgrades in a great location—don’t miss it! Comes with 3 years paid Fema flood insurance.

20. 2026-03-27
    listed $89,000 New Listing 898-char remark

    Show marketing remark (898 chars)

    32 Shannon, McGehee, AR 3 3 Bed | 2 Bath | 1,756 Sq FT This beautifully remodeled home offers 3 spacious bedrooms and 2 full baths, featuring an open-concept layout with arched openings between the kitchen, dining area, and living room—perfect for modern living and entertaining. Updates include brand-new flooring and fresh paint throughout (2024), along with a 2023 kitchen renovation that added new cabinets, countertops, and new appliances installed this year. Enjoy outdoor living with a patio slab, large yard, front porch, and covered carport. The home sits on a quiet dead-end street offering peace, privacy, and plenty of wildlife to watch right from your backyard. There’s also a separate laundry room for added convenience. This move-in-ready home is packed with thoughtful upgrades in a great location—don’t miss it! Comes with 3 years paid Fema flood insurance.

21. 2026-02-20
    status Under Contract
22. 2026-02-19
    historical
23. 2026-01-23
    price $89,000
24. 2025-12-10
    price $99,000
25. 2025-09-16
    status Back on Market
26. 2025-09-06
    status Under Contract
27. 2025-08-27
    price $115,000
28. 2025-08-04
    listed $125,000 New Listing
29. 2023-08-24
    soldstatus $35,000
30. 2023-08-21
    soldstatus $35,000 Sold
31. 2023-08-08
    status Under Contract
32. 2023-07-31
    listed $35,000 New Listing
33. 2023-07-24
    soldstatus $30,000 Sold
34. 2023-06-28
    status Under Contract
35. 2023-06-16
    listed $30,000 New Listing
36. 2001-09-27
    soldstatus $30,000

ⓘ 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: $252 · $21/mo
• Projected year-2 tax: $477 · $40/mo
• Expected delta: +$225/yr (+$19/mo · 89.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $14,529
• − Mortgage interest: −$4,173
• − Property taxes: −$252
• − Insurance: −$5,491
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,167
• Taxable income: $121
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $1,018/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

+165.0% since first listed

19 events — show timeline

• 2026-05-12 Price Changed $79,500 CARMLS
• 2026-05-08 Price Changed $85,000 CARMLS
• 2026-03-27 Listed $89,000 CARMLS
• 2026-02-20 Pending — CARMLS
• 2026-02-19 Listing Removed — CARMLS
• 2026-01-23 Price Changed $89,000 CARMLS
• 2025-12-10 Price Changed $99,000 CARMLS
• 2025-09-16 Relisted — CARMLS
• 2025-09-06 Pending — CARMLS
• 2025-08-27 Price Changed $115,000 CARMLS
• 2025-08-04 Listed $125,000 CARMLS
• 2023-08-24 Sold (Public Records) $35,000 Public Records
• 2023-08-21 Sold (MLS) $35,000 CARMLS
• 2023-08-08 Pending — CARMLS
• 2023-07-31 Listed $35,000 CARMLS
• 2023-07-24 Sold (MLS) $30,000 CARMLS
• 2023-06-28 Pending — CARMLS
• 2023-06-16 Listed $30,000 CARMLS
• 2001-09-27 Sold (Public Records) $30,000 Public Records

Property tax history

-7.0%/yr

Latest (2025): $252 · -25.3% YoY. Source: county tax records.