4932 S 34th St · Fort Smith, AR 72903

$99,900

3 bd · 2.0 ba · 1,124 sqft · SingleFamily public records · 5 Days on market

0.28 ac lot Est $132k · 24% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• 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 MLS

Sold

Key facts

• Wood flooring
• Screened-in porch
• Eat-in kitchen

Tags

• WOOD FLOORING
• EAT-IN KITCHEN
• SCREENED-IN PORCH
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 7.8% 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: Raymond F. Orr Elem. School (math 36% / reading 33%, grade F, #254 of 454 statewide, top 59%, 306 students, 77% FRL); Ramsey Junior High School (math 37% / reading 47%, grade D-, #78 of 201 statewide, top 40%, 832 students, 67% FRL); Southside High School (math 36% / reading 53%, grade F, #31 of 292 statewide, top 12%, 1,956 students, 47% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 200 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 388 units permitted in Sebastian County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• 2 sale attempts since 5y 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.
• Current owner paid $55k; list at $100k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $99,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $131,508
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4932 S 34th St	0.00mi	3/2.0	1,124 (0%)	1mo	$90,000	$80	99
2923 Quincy St	0.30mi	3/1.0	1,150 (+2%)	7mo	$145,500	$127	73
4422 S 29th St	0.49mi	3/1.0	1,126 (+0%)	10mo	$74,000	$66	64
5115 S 33rd St	0.14mi	3/1.0	1,205 (+7%)	17mo	$154,900	$129	63
5114 S 32nd St	0.26mi	2/2.0 (-1)	1,015 (-10%)	5mo	$111,300	$110	63
4820 S 28th St	0.42mi	2/1.0 (-1)	1,152 (+2%)	11mo	$135,000	$117	58
4610 S 26 St	0.60mi	3/1.0	1,190 (+6%)	5mo	$129,000	$108	54
4913 S 32nd St	0.13mi	3/1.0	975 (-13%)	22mo	$126,000	$129	50
2901 Memphis St	0.51mi	3/1.5	1,231 (+10%)	11mo	$152,000	$123	49
5117 S 24 St	0.70mi	3/1.0	1,027 (-9%)	3mo	$33,000	$32	46
5215 24th St	0.72mi	2/1.0 (-1)	1,016 (-10%)	8mo	$132,000	$130	35

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-6,265
• Equity at exit: $14,895

10-year hold

• IRR: 5.9%
• Equity multiple: 1.48×
• Total profit: $13,347
• Equity at exit: $8,638

Cash invested: $27,972 (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: 200
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,031 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $124

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 83%

Sensitivity live

Price	-10% $193	-5% $159	+0% $124	+5% $90	+10% $55
Rent	-10% $43	-5% $83	+0% $124	+5% $165	+10% $205
Rate	-1.0pp $174	-0.5pp $149	base $124	+0.5pp $98	+1.0pp $72

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5024 S 34th St Unit 5024A Fort Smith, AR	2.0	2.0	986	$925	$0.94	14d	1	0.14mi
5024 S 34th St Unit 5028A Fort Smith, AR	2.0	2.0	986	$925	$0.94	22d	1	0.14mi
4801 S 31st St Fort Smith, AR	2.0	1.0	700	$895	$1.28	22d	2	0.18mi
4719 S 28th St Unit 4719B So 28th Fort Smith, AR	2.0	1.0	800	$850	$1.06	22d	1	0.40mi
5019 S 28th St Fort Smith, AR	2.0	1.0	1020	$2,175	$2.13	22d	1	0.42mi
5124 S 29th St Unit B Fort Smith, AR	2.0	2.0	900	$895	$0.99	22d	1	0.43mi
4711 S 27th St Unit 4711B So 27th Fort Smith, AR	2.0	2.0	800	$850	$1.06	22d	1	0.45mi
2851 Xavier St Fort Smith, AR	2.0	2.0	986	$925	$0.94	14d	2	0.53mi
2308 Savannah St Unit 11 Fort Smith, AR	2.0	1.0	752	$750	$1.00	22d	1	0.74mi
2212 Savannah St Fort Smith, AR	2.0	1.5	916	$1,095	$1.20	22d	1	0.77mi
5401 Jenny Lind Rd Fort Smith, AR	1.0–2.0	1.0	668	$865	$1.29	14d	3	0.97mi
1813 Osage St Unit A Fort Smith, AR	2.0	2.0	978	$975	$1.00	22d	1	1.07mi
1439 Brazil Ave Fort Smith, AR	3.0	2.0	1050	$900	$0.86	22d	1	1.36mi
5100 S Zero St Fort Smith, AR	1.0–2.0	1.0–2.0	755	$785	$1.04	14d	1	1.45mi
1624 Fresno St Fort Smith, AR	1.0–2.0	1.0	785	$895	$1.14	14d	3	1.49mi

Listing history 5 events

1. 2026-04-23
   status Pending
2. 2026-04-17
   listed $99,900 Active
3. 2023-04-03
   soldstatus $55,000 4-char remark

   Show marketing remark (4 chars)

   Sold

4. 2021-09-03
   listed 4-char remark

   Show marketing remark (4 chars)

   Sold

5. 2021-09-03
   soldstatus $55,000

   Show marketing remark (4 chars)

   Sold

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,371
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,906
• Taxable loss: −$109
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $1,514/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

+81.6% since first listed

5 events — show timeline

• 2026-04-23 Pending — WRVBOR
• 2026-04-17 Listed $99,900 WRVBOR
• 2023-04-03 Sold (MLS) $55,000 WRVBOR
• 2021-09-03 Sold (Public Records) $55,000 Public Records
• 2021-09-03 Listed — WRVBOR

Property tax history

-12.9%/yr

Latest (2025): $117 · -47.8% YoY. Source: county tax records.