622 Mcbee St · Malvern, AR 72104

$125,500

4 bd · 2.0 ba · 2,059 sqft · SingleFamily public records · 55 Days on market

Built 1945 8,276 sqft lot Est $159k · 21% under

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Why this score? — see what drove the C+ 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MALVERN. . 4BR 2 full baths $125,500!! rare find with 4BRs and some recent remodeling; all electric home, front porch for either screen or glass to enjoy all seasons, BR on lower level has bay window & double closets; 789sf upper level (included in total sf) has 3BRs & full bath, lots of kitchen cabinets with breakfast bar, wkshop/storage building and some fencing for lots of privacy on corner lot; covered spacious patio for easy entertaining; well worth the $$ and drive to preview this one!! SELLER does NOT pay customary closing costs to incl title ins, termite, survey, H-warranty, repairs or any closing costs. . this property may qualify for Seller Financing (Vendee); go to vrmproperties. com; if property qualifies, only buyer may speak w/ loan officer; if built prior to 1978, lead base paint potentially exists; recent lender pre-qual letter and earnest money required with all offers

Key facts

• 8,276 sq ft lot
• 2 parking spots
• Built 1945

Property features AI

Exterior

• Parking: Carport for 2 cars
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Frame exterior
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Patio; Porch; Partially fenced yard; Outside storage area; Other exterior features (see remarks); Paved road access; Corner lot; Level lot; Inside city limits; Located in subdivision

Interior

• Kitchen: Free-standing stove; Electric range; Pantry; Refrigerator stays
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric); Central cooling (electric)
• Interior features: Washer connection; Electric dryer connection; Breakfast bar; Decorative (non-functional) fireplace; Sheetrock walls and ceilings
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $122k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 1 comparable units currently listed for rent nearby; 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 $868 of loan paydown is wiped out by about $4k 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 55 days — a 3% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,735 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.08% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.93%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $158,543
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 Pine Bluff St	0.08mi	4/2.0	2,182 (+6%)	5mo	$120,000	$55	82
1117 Pine Bluff St	0.31mi	3/2.0 (-1)	2,012 (-2%)	2mo	$105,000	$52	75
718 Mcbee St	0.05mi	3/2.0 (-1)	1,841 (-11%)	1mo	$42,000	$23	74
819 Hall St	0.27mi	3/2.0 (-1)	1,948 (-5%)	4mo	$236,000	$121	70
816 Pine Bluff St	0.12mi	3/2.0 (-1)	2,212 (+7%)	11mo	$235,000	$106	68
1503 Dogwood Trl	0.56mi	3/2.0 (-1)	2,136 (+4%)	4mo	$64,500	$30	60
1625 Circle Dr	0.62mi	4/3.0	2,228 (+8%)	4mo	$169,000	$76	50
1616 Pine Bluff St	0.61mi	3/2.0 (-1)	1,912 (-7%)	6mo	$250,000	$131	49
1700 Texas St	0.66mi	3/2.0 (-1)	1,928 (-6%)	6mo	$175,000	$91	48
205 Vine St	0.70mi	3/2.0 (-1)	1,878 (-9%)	1mo	$90,000	$48	46
1119 Jefferson St	0.55mi	4/1.5	1,787 (-13%)	13mo	$137,000	$77	39
1521 Locust St	0.72mi	3/3.0 (-1)	1,947 (-5%)	11mo	$200,000	$103	39

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-3,694
• Equity at exit: $18,712

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $18,163
• Equity at exit: $10,851

Cash invested: $35,140 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$658
• Tax from tax record: −$94 /mo · $1,134/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $262

Break-even live

Break-even rent $1,019

Max offer price $125,500

Occupancy floor 76%

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: $31,375
• Closing costs: $3,765
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22767 U.S. 67 Malvern, AR	3.0	2.0	1894	$1,350	$0.71	44d	1	0.96mi

Listing history 35 events

1. 2026-06-19
   days on market $125,500 Active 55 DOM
2. 2026-06-18
   days on market $125,500 Active 54 DOM
3. 2026-06-17
   days on market $125,500 Active 53 DOM
4. 2026-06-16
   days on market $125,500 Active 52 DOM
5. 2026-06-15
   days on market $125,500 Active 51 DOM
6. 2026-06-14
   days on market $125,500 Active 49 DOM
7. 2026-06-13
   days on market $125,500 Active 48 DOM
8. 2026-06-10
   days on market $125,500 Active 46 DOM
9. 2026-06-09
   days on market $125,500 Active 45 DOM
10. 2026-06-08
    days on market $125,500 Active 44 DOM
11. 2026-06-07
    days on market $125,500 Active 43 DOM
12. 2026-06-02
    days on market $125,500 Active 38 DOM
13. 2026-06-01
    days on market $125,500 Active 37 DOM
14. 2026-05-31
    days on market $125,500 Active 36 DOM
15. 2026-05-30
    days on market $125,500 Active 35 DOM
16. 2026-04-23
    listed $125,500 Active 910-char remark

    Show marketing remark (910 chars)

    MALVERN. . 4BR 2 full baths $125,500!! rare find with 4BRs and some recent remodeling; all electric home, front porch for either screen or glass to enjoy all seasons, BR on lower level has bay window & double closets; 789sf upper level (included in total sf) has 3BRs & full bath, lots of kitchen cabinets with breakfast bar, wkshop/storage building and some fencing for lots of privacy on corner lot; covered spacious patio for easy entertaining; well worth the $$ and drive to preview this one!! SELLER does NOT pay customary closing costs to incl title ins, termite, survey, H-warranty, repairs or any closing costs. . this property may qualify for Seller Financing (Vendee); go to vrmproperties. com; if property qualifies, only buyer may speak w/ loan officer; if built prior to 1978, lead base paint potentially exists; recent lender pre-qual letter and earnest money required with all offers

17. 2026-04-23
    listed $125,500 New Listing

    Show marketing remark (910 chars)

    MALVERN. . 4BR 2 full baths $125,500!! rare find with 4BRs and some recent remodeling; all electric home, front porch for either screen or glass to enjoy all seasons, BR on lower level has bay window & double closets; 789sf upper level (included in total sf) has 3BRs & full bath, lots of kitchen cabinets with breakfast bar, wkshop/storage building and some fencing for lots of privacy on corner lot; covered spacious patio for easy entertaining; well worth the $$ and drive to preview this one!! SELLER does NOT pay customary closing costs to incl title ins, termite, survey, H-warranty, repairs or any closing costs. . this property may qualify for Seller Financing (Vendee); go to vrmproperties. com; if property qualifies, only buyer may speak w/ loan officer; if built prior to 1978, lead base paint potentially exists; recent lender pre-qual letter and earnest money required with all offers

18. 2024-11-19
    historical
19. 2024-08-28
    price $191,000
20. 2024-08-28
    price $191,000
21. 2024-05-20
    price $199,500
22. 2024-05-20
    price $199,500
23. 2024-03-01
    listed $205,000 New Listing
24. 2023-06-26
    soldstatus $179,000
25. 2023-06-26
    soldstatus $179,000 Closed
26. 2023-06-26
    soldstatus $179,000
27. 2023-05-18
    status Pending
28. 2023-05-18
    status Under Contract
29. 2023-05-16
    historical
30. 2023-05-10
    listed $175,000
31. 2023-05-10
    listed $175,000 Active
32. 2023-05-10
    listed $175,000 New Listing
33. 2022-04-18
    soldstatus $53,000
34. 1992-08-28
    soldstatus $32,000
35. 1987-03-01
    soldstatus $53,000

ⓘ 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: $1,134 · $94/mo
• Projected year-2 tax: $1,134 · $94/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 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: $16,200
• − Mortgage interest: −$7,030
• − Property taxes: −$1,134
• − Insurance: −$628
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,651
• Taxable income: $1,166
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $2,859/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

+136.8% since first listed

20 events — show timeline

• 2026-04-23 Listed $125,500 HSBOR
• 2026-04-23 Listed $125,500 CARMLS
• 2024-11-19 Listing Removed — CARMLS
• 2024-08-28 Price Changed $191,000 CARMLS
• 2024-08-28 Price Changed $191,000 HSBOR
• 2024-05-20 Price Changed $199,500 CARMLS
• 2024-05-20 Price Changed $199,500 HSBOR
• 2024-03-01 Listed $205,000 CARMLS
• 2023-06-26 Sold (Public Records) $179,000 Public Records
• 2023-06-26 Sold (MLS) $179,000 HSBOR
• 2023-06-26 Sold (MLS) $179,000 CARMLS
• 2023-05-18 Pending — HSBOR
• 2023-05-18 Pending — CARMLS
• 2023-05-16 Listing Removed — CARMLS
• 2023-05-10 Listed $175,000 CARMLS
• 2023-05-10 Listed $175,000 HSBOR
• 2023-05-10 Listed $175,000 CARMLS
• 2022-04-18 Sold (Public Records) $53,000 Public Records
• 1992-08-28 Sold (Public Records) $32,000 Public Records
• 1987-03-01 Sold (Public Records) $53,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $1,134 · +0.0% YoY. Source: county tax records.