720 Hillside Dr · Fort Smith, AR 72908

$180,000

3 bd · 2.0 ba · 1,301 sqft · SingleFamily public records · 16 Days on market

Built 1962 0.36 ac lot Est $194k · 7% under

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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 +13.2/30.0
• ARV discount +10.7/15.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold

Key facts

• Expansive lawn
• Huge backyard
• Bright dining area

Tags

• SPACIOUS LIVING AREAS
• ABUNDANT INDOOR OUTDOOR SPACE
• BRIGHT DINING AREA
• HUGE BACKYARD
• EXPANSIVE LAWN
• MATURE SHADE TREES

Property features AI

Finance

• Other: Property in Random Acres subdivision

Exterior

• Parking: Attached garage with 2 covered spaces; Concrete driveway
• Utilities: Public water; Electricity available; Natural gas available
• Home design: Single family residence; One-story house
• Construction: Brick construction; Asphalt shingle roof; Built as a house (original structure)
• Exterior features: Deck; Partial fencing; Publicly maintained road

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans; Eat-in kitchen; Tile countertops; Blinds; One 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 $180k.

Deal economics

• At list price, monthly cash flow is $-4 ($-45/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (24.2% below list).
• Recommended offer: $136k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Cavanaugh Elementary School (math 57% / reading 52%, grade C, #60 of 454 statewide, top 15%, 310 students, 66% 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 60% FRL track the district average.
• Market conditions: 97 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 16 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $136,401 (24.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1962 — 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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $193,849
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7224 Cheryl Ln	0.20mi	3/2.0	1,248 (-4%)	9mo	$183,000	$147	77
705 Martin Dr	0.17mi	3/1.0	1,296 (-0%)	20mo	$130,000	$100	70
6808 9th St	0.16mi	3/1.0	1,159 (-11%)	0mo	$155,000	$134	70
7223 Cheryl Ln	0.22mi	3/2.0	1,208 (-7%)	13mo	$182,950	$151	67
106 Janet Ln	0.64mi	3/2.0	1,323 (+2%)	7mo	$276,000	$209	62
721 Cedar Ln	0.25mi	3/2.0	1,432 (+10%)	15mo	$185,000	$129	59
501 Apple Valley Dr	0.74mi	3/2.0	1,309 (+1%)	12mo	$209,999	$160	54
413 Chateau Dr	0.63mi	3/2.0	1,411 (+8%)	11mo	$210,000	$149	47
604 Dugan Mill Cir	0.71mi	3/2.0	1,333 (+2%)	19mo	$207,000	$155	47
614 Dugan Mill Cir	0.71mi	3/2.0	1,422 (+9%)	20mo	$224,900	$158	34
412 Chateau Dr	0.66mi	3/2.0	1,474 (+13%)	16mo	$215,000	$146	34
818 Williams St	0.60mi	2/1.0 (-1)	1,120 (-14%)	21mo	$109,000	$97	22

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-29,488
• Equity at exit: $26,839

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-26,310
• Equity at exit: $15,563

Cash invested: $50,400 (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 72908

• Active inventory: 97
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-4

Break-even live

Break-even rent $1,369

Max offer price $179,332

Occupancy floor 95%

Sensitivity live

Price	-10% $98	-5% $47	+0% $-4	+5% $-55	+10% $-106
Rent	-10% $-112	-5% $-58	+0% $-4	+5% $50	+10% $104
Rate	-1.0pp $87	-0.5pp $42	base $-4	+0.5pp $-50	+1.0pp $-98

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Hillside Dr Fort Smith, AR	3.0	1.5	1168	$1,400	$1.20	21d	1	0.06mi
7401 Martin Dr Unit 7 Fort Smith, AR	2.0	2.0	900	$995	$1.11	14d	1	0.24mi
1439 Brazil Ave Fort Smith, AR	3.0	2.0	1050	$900	$0.86	21d	1	0.90mi
1206 Mesa Dr Fort Smith, AR	3.0	2.0	1369	$1,400	$1.02	14d	1	0.99mi

Listing history 11 events

1. 2026-05-01
   status Pending
2. 2026-04-27
   price $180,000
3. 2026-04-15
   listed $195,000 Active
4. 2019-09-13
   soldstatus $130,000
5. 2019-09-12
   soldstatus $130,000 4-char remark

   Show marketing remark (4 chars)

   Sold

6. 2019-08-08
   listed $130,000 4-char remark

   Show marketing remark (4 chars)

   Sold

7. 2015-06-09
   soldstatus $96,500
8. 2015-06-08
   soldstatus $96,500 474-char remark

   Show marketing remark (474 chars)

   NICE BRICK HOME WITH LOTS TO OFFER MOVE-IN READY! FRESH AND CLEAN, LARGE LIVING AND ANOTHER FLEX ROOM, (WHAT EVER YOU NEED TO MAKE IT). EAT IN KITCHEN, OVERSIZED LAUNDRY ROOM, 2 REMODELED BATHROOMS & NEWER WINDOWS. ,. .. BUT IT'S THE 'OUT-DOOR. ROOM' THAT TAKES AWAY INDECISION HERE! WINDOW WALLS WITH/WITHOUT SCREENS FOR ANY SEASON! THE VIEW BEYOND IS ALL GOOD! dOUBLE GARAGE DOORS AND WELL MANICURED LAWN. Bonus:(New 30k BTU gas wall heater in no electric required!)

9. 2015-04-03
   listed $96,500 474-char remark

   Show marketing remark (474 chars)

   NICE BRICK HOME WITH LOTS TO OFFER MOVE-IN READY! FRESH AND CLEAN, LARGE LIVING AND ANOTHER FLEX ROOM, (WHAT EVER YOU NEED TO MAKE IT). EAT IN KITCHEN, OVERSIZED LAUNDRY ROOM, 2 REMODELED BATHROOMS & NEWER WINDOWS. ,. .. BUT IT'S THE 'OUT-DOOR. ROOM' THAT TAKES AWAY INDECISION HERE! WINDOW WALLS WITH/WITHOUT SCREENS FOR ANY SEASON! THE VIEW BEYOND IS ALL GOOD! dOUBLE GARAGE DOORS AND WELL MANICURED LAWN. Bonus:(New 30k BTU gas wall heater in no electric required!)

10. 2011-12-13
    soldstatus $83,000
11. 2003-12-08
    soldstatus $79,000

ⓘ 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: $749 · $62/mo
• Projected year-2 tax: $1,152 · $96/mo
• Expected delta: +$403/yr (+$34/mo · 53.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $16,368
• − Mortgage interest: −$10,083
• − Property taxes: −$749
• − Insurance: −$900
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$5,236
• Taxable loss: −$3,219
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $727/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): 14,288
• Household income: $72,732
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 354.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 9% Asian 6% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Lithuanian 4% Italian 1%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 90% English-only · Spanish 4% Vietnamese 3% Other Asian/Pacific 2%

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: ▼ -136.01%
• Current HPI: 202.0886
• Rent YoY: —
• 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

+127.8% since first listed

11 events — show timeline

• 2026-05-01 Pending — WRVBOR
• 2026-04-27 Price Changed $180,000 WRVBOR
• 2026-04-15 Listed $195,000 WRVBOR
• 2019-09-13 Sold (Public Records) $130,000 Public Records
• 2019-09-12 Sold (MLS) $130,000 WRVBOR
• 2019-08-08 Listed $130,000 WRVBOR
• 2015-06-09 Sold (Public Records) $96,500 Public Records
• 2015-06-08 Sold (MLS) $96,500 WRVBOR
• 2015-04-03 Listed $96,500 WRVBOR
• 2011-12-13 Sold (Public Records) $83,000 Public Records
• 2003-12-08 Sold (Public Records) $79,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $749 · -6.0% YoY. Source: county tax records.