4716 Free Ferry Rd · Fort Smith, AR 72903

$150,000

3 bd · 2.0 ba · 2,015 sqft · SingleFamily public records · 5 Days on market

Built 1935 1.00 ac lot Est $242k · 38% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.5/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, 2 bath home located on 1 acre on Free Ferry! This home features a formal dining room, eat-in kitchen, sunroom and a den and is ready for you to make it your own!

Key facts

• Formal dining room
• Sunroom
• Eat-in kitchen

Tags

• FORMAL DINING ROOM
• EAT-IN KITCHEN
• SUNROOM
• DEN

Property features AI

Exterior

• Parking: Detached garage; 2 covered parking spaces; Asphalt driveway
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family house; One story; Residential property
• Construction: Metal siding; Asphalt shingle roof
• Exterior features: Patio; Sloped lot; Paved public road access

Interior

• Kitchen: Oven; Range
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Eat-in kitchen; Wood-burning fireplace
• Laundry & utility: Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.2% vs local median 4.3% in Fort Smith — 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 65/100 on livability (#151 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.
• Fort Smith School District (urban): math 35% / reading 39% proficiency, ranked #106 of 238 in AR (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Euper Lane Elementary School (math 51% / reading 53%, grade C-, #77 of 454 statewide, top 19%, 389 students, 58% FRL); L. A. Chaffin Jr. High School (math 53% / reading 65%, grade B, #13 of 201 statewide, top 7%, 725 students, 54% FRL); Northside High School (math 12% / reading 27%, grade F, #239 of 292 statewide, top 85%, 2,433 students, 74% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 197 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 388 units permitted in Sebastian County in 2024 (16 in 5+ unit buildings).
• This rent runs 31% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Sebastian County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.05% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $241,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5216 Free Ferry Rd	0.19mi	3/2.0	2,003 (-1%)	8mo	$330,000	$165	84
5220 Free Ferry Rd	0.19mi	3/2.0	2,049 (+2%)	10mo	$369,927	$181	80
4820 Park Ave	0.25mi	3/2.5	1,879 (-7%)	12mo	$267,000	$142	66
5420 Free Ferry Rd	0.39mi	3/1.5	1,814 (-10%)	2mo	$175,000	$96	61
4528 Park Ave	0.31mi	4/2.0 (+1)	2,072 (+3%)	23mo	$189,000	$91	56
3815 Free Ferry Ln	0.69mi	3/2.5	2,108 (+5%)	9mo	$253,000	$120	51
1400 S 40th St	0.67mi	2/1.0 (-1)	1,748 (-13%)	20mo	$198,900	$114	21

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 · 4.9% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,001
• Equity at exit: $22,365

10-year hold

• IRR: 8.0%
• Equity multiple: 1.65×
• Total profit: $27,492
• Equity at exit: $12,969

Cash invested: $42,000 (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 72903

• Rents YoY: 4.9%
• Active inventory: 197
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,575 high
• Mortgage (P&I): −$787
• Tax from tax record: −$156 /mo · $1,868/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $239

Break-even live

Break-even rent $1,272

Max offer price $150,000

Occupancy floor 80%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1331 S 46th St Fort Smith, AR	1.0–2.0	1.0–1.5	1075	$1,150	$1.07	13d	6	0.29mi
400 Lincoln Ln Fort Smith, AR	1.0–4.0	1.0–4.0	1425	$1,182	$0.83	13d	16	0.56mi
1306 S 41st St Fort Smith, AR	4.0	2.0	2295	$1,700	$0.74	13d	1	0.58mi
406 Rockefeller Pl Fort Smith, AR	4.0	4.0	1800	$1,699	$0.94	21d	1	0.59mi
6014 Park Ave Fort Smith, AR	4.0	3.0	2615	$2,300	$0.88	21d	1	0.80mi
5700 Grand Ave Fort Smith, AR	3.0	2.0	1605	$1,500	$0.93	21d	1	0.93mi
60 Jeffrey Way Unit 1 Fort Smith, AR	2.0	2.0	1772	$1,900	$1.07	13d	1	1.12mi
17 Jeffrey Way Fort Smith, AR	2.0	2.0	1554	$1,850	$1.19	13d	1	1.16mi
3101 Park Ave Fort Smith, AR	3.0	2.0	1634	$1,650	$1.01	13d	1	1.23mi

Listing history 1 events

1. 2026-05-18
   listed $150,000 Active

ⓘ 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: $1,868 · $156/mo
• Projected year-2 tax: $1,868 · $156/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $18,895
• − Mortgage interest: −$8,402
• − Property taxes: −$1,868
• − Insurance: −$750
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$4,364
• Taxable income: $488
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $2,753/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: Fort Smith School District
• NCES district ID: 0506330
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $36,066
• Composite: 30.66/100
• National rank: #6183
• State rank: #106 of 238 in AR

Livability — Fort Smith

• Score: 65/100
• State rank: #151
• US rank: #13185

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Smith, AR
• County: Sebastian County · 99,312 people
• City population: 94,356
• Metro: Fort Smith, AR-OK
• Population (ZIP): 27,242
• Household income: $61,434
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1009.0

Population outlook (Sebastian County) Hauer SSP2

• Today (2025): 133,992 people
• By 2030: 136,620 · +2.0%
• By 2040: 140,832 · +5.1%
• By 2050: 143,301 · +6.9%
• By 2075: 147,964 · +10.4%
• By 2100: 145,848 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 10% Two or more races 10% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Serbian 2% Iranian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 7% Vietnamese 2% Other Asian/Pacific 1%

Political lean MEDSL · Sebastian

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.6% · Other 2.4%
• 2008→2024 swing: -2.9pp toward R · 2008: -34.6pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+35.5 2016: R+38.1 2012: R+37.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -183.19%
• Current HPI: 201.125
• Rent YoY: ▲ 4.90%
• Metro: Fort Smith, AR-OK
• 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

1 event — show timeline

• 2026-05-18 Listed $150,000 WRVBOR

Property tax history

+6.5%/yr

Latest (2022): $1,868 · +0.0% YoY. Source: county tax records.