400 Crooked Byu · McGehee, AR 71654

$145,000

3 bd · 1.0 ba · 1,874 sqft · SingleFamily public records · 98 Days on market

2.70 ac lot $77/sqft · at area comps Est $150k · at est.

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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 +16.8/30.0
• ARV discount +9.0/15.0
• DSCR +5.2/10.0
• Appreciation +4.5/10.0
• 1% rule +3.5/10.0
• 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

Enjoy peaceful country living with town convenience in this charming 3-bedroom, 2-bath home set on 2.7 acres with a warm rustic feel throughout. The property offers plenty of space for hobbies, animals, or storage. Outside you’ll find a 40×60 ft pole barn, perfect for equipment, along with a 20×40 ft enclosed shed that provides additional secure storage or workspace. The acreage offers room to roam while still being manageable and private. Whether you’re looking for a quiet homestead, hobby farm potential, or space for projects and outdoor living, this property offers flexibility and rural charm. Call today and schedule your personal showing!

Key facts

• 2.7 acres
• Hobby farm potential
• 40x60 ft pole barn

Tags

• 40X60 FT POLE BARN
• 20X40 FT ENCLOSED SHED
• 2.7 ACRES
• HOBBY FARM POTENTIAL
• RURAL CHARM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $94 ($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 $123k (15.3% below list).
• Recommended offer: $123k (15.3% below list) — sets the bar for 1% rule.

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 $1k of loan paydown is wiped out by about $1k 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 98 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $99k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $122,788 (15.3% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
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: 0.85% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

• ARV (median comp): $150,000
• List price: $145,000
• Delta: -3.33%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Ashcraft St	0.55mi	2/2.0 (-1)	1,695 (-10%)	7mo	$132,125	$78	44

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: -2.8%
• Equity multiple: 0.88×
• Total profit: $-5,062
• Equity at exit: $34,912

10-year hold

• IRR: 3.8%
• Equity multiple: 1.36×
• Total profit: $14,801
• Equity at exit: $36,584

Cash invested: $40,600 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $94

Break-even live

Break-even rent $1,109

Max offer price $145,000

Occupancy floor 87%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $145,000 Active 98 DOM
2. 2026-06-18
   days on market $145,000 Active 97 DOM
3. 2026-06-17
   days on market $145,000 Active 96 DOM
4. 2026-06-16
   days on market $145,000 Active 95 DOM
5. 2026-06-15
   days on market $145,000 Active 94 DOM
6. 2026-06-14
   days on market $145,000 Active 92 DOM
7. 2026-06-12
   days on market $145,000 Active 91 DOM
8. 2026-06-09
   days on market $145,000 Active 88 DOM
9. 2026-06-08
   days on market $145,000 Active 87 DOM
10. 2026-06-07
    days on market $145,000 Active 86 DOM
11. 2026-06-07
    days on market $145,000 Active 85 DOM
12. 2026-06-04
    days on market $145,000 Active 82 DOM
13. 2026-06-02
    days on market $145,000 Active 81 DOM
14. 2026-06-01
    days on market $145,000 Active 80 DOM
15. 2026-05-31
    days on market $145,000 Active 79 DOM
16. 2026-05-31
    days on market $145,000 Active 78 DOM
17. 2026-03-04
    listed $145,000 New Listing 674-char remark

    Show marketing remark (674 chars)

    Enjoy peaceful country living with town convenience in this charming 3-bedroom, 2-bath home set on 2.7 acres with a warm rustic feel throughout. The property offers plenty of space for hobbies, animals, or storage. Outside you’ll find a 40×60 ft pole barn, perfect for equipment, along with a 20×40 ft enclosed shed that provides additional secure storage or workspace. The acreage offers room to roam while still being manageable and private. Whether you’re looking for a quiet homestead, hobby farm potential, or space for projects and outdoor living, this property offers flexibility and rural charm. Call today and schedule your personal showing!

18. 2018-09-24
    soldstatus $99,000

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: +$268/yr (+$22/mo · 40.5%)

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

Taxation est. · year 1

• Rental income: $14,735
• − Mortgage interest: −$8,122
• − Property taxes: −$660
• − Insurance: −$725
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$4,218
• Taxable loss: −$1,349
• Est. tax savings @ 24.0%: +$324
• After-tax cash flow: $1,454/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

+46.5% since first listed

2 events — show timeline

• 2026-03-04 Listed $145,000 CARMLS
• 2018-09-24 Sold (Public Records) $99,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $660 · -13.2% YoY. Source: county tax records.