604 Highway 65 S · McGehee, AR 71654

$130,000

3 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 54 Days on market

Built 1960 12 ac lot Est $175k · 26% under ↓ 2% since listing

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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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Appreciation +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

3 bedroom/2 bathroom home with beautiful yard and conveniently located in McGehee, AR. Property also includes 12 unrestricted acres.

Key facts

• 12 acre lot
• Built 1960
• Listed 54 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/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 $119k (8.3% below list).
• Recommended offer: $119k (8.3% 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 $899 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 54 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Recommended offer $119,184 (8.3% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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: 0.92% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $175,120
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Orlando Dr	0.63mi	3/2.0	1,544 (-3%)	6mo	$150,000	$97	61
100 Oakland St	0.67mi	3/2.0	1,500 (-6%)	13mo	$165,000	$110	48
6 Paul	0.61mi	4/2.0 (+1)	1,465 (-8%)	21mo	$192,500	$131	36

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-136
• Equity at exit: $31,301

10-year hold

• IRR: 6.5%
• Equity multiple: 1.63×
• Total profit: $22,781
• Equity at exit: $32,800

Cash invested: $36,400 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $154

Break-even live

Break-even rent $998

Max offer price $130,000

Occupancy floor 82%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2022-07-27
   soldstatus $127,000
2. 2022-06-29
   status Under Contract
3. 2022-05-04
   listed $130,000 New Listing

ⓘ 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: $626 · $52/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$206/yr (+$17/mo · 33.0%)

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

Taxation est. · year 1

• Rental income: $14,302
• − Mortgage interest: −$7,282
• − Property taxes: −$626
• − Insurance: −$650
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$3,782
• Taxable loss: −$326
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $1,920/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

• 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

-2.3% since first listed

3 events — show timeline

• 2022-07-27 Sold (Public Records) $127,000 Public Records
• 2022-06-29 Pending — CARMLS
• 2022-05-04 Listed $130,000 CARMLS

Property tax history

+21.8%/yr

Latest (2025): $626 · +0.0% YoY. Source: county tax records.