622 N 30th St · Fort Smith, AR 72901

$85,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 12 Days on market

Built 1950 8,250 sqft lot Est $94k · 9% under

---

Why this score? — see what drove the B- 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 +27.8/30.0
• ARV discount +11.8/15.0
• DSCR +9.8/10.0
• 1% rule +6.3/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Close to everything!!! Just a little TLC will bring this home to life and provide years of memories. Situated on a quiet street, this home offers energy efficiency and low maintenance exterior. Some features include: Double pane windows, vapor barrier in crawl space house, extra insulation in attic plus large fenced backyard with huge pecan bearing tree.

Key facts

• Double pane windows
• Energy efficiency
• 8,250 sq ft lot

Tags

• ENERGY EFFICIENCY
• LOW MAINTENANCE EXTERIOR
• DOUBLE PANE WINDOWS
• VAPOR BARRIER IN CRAWL SPACE
• EXTRA INSULATION IN ATTIC
• LARGE FENCED BACKYARD

Property features AI

Finance

• HOA & community: Park in the community

Exterior

• Parking: Gravel parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer available; Water available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Chain link fencing in the backyard; Outbuilding; City lot, level; Paved, public maintained road

Interior

• Kitchen: Dishwasher; Range
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fan(s)
• Interior features: Ceiling fans; Eat-in kitchen; Storage space; Double pane windows with blinds
• Laundry & utility: Washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $85k).
• Cap rate 10.0% 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: Tilles Elementary School (math 34% / reading 29%, grade F, #293 of 454 statewide, top 65%, 300 students, 92% FRL); William O. Darby Jr. High Sch. (math 20% / reading 30%, grade F, #164 of 201 statewide, top 82%, 700 students, 87% FRL); Northside High School (math 12% / reading 27%, grade F, #239 of 292 statewide, top 85%, 2,433 students, 74% FRL) — zoned schools average 84% FRL vs 64% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 174 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $588 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1950 — 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 $85,000

Questions for the listing agent

1. Built in 1950 — 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: 1.13% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $93,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 N 34th St	0.30mi	3/1.0	1,064 (+3%)	6mo	$114,000	$107	76
424 35th St	0.33mi	2/1.0 (-1)	980 (-5%)	1mo	$133,400	$136	70
500 Lecta Ave	0.15mi	2/1.0 (-1)	908 (-12%)	0mo	$119,900	$132	68
635 Clifton Ct	0.19mi	2/1.0 (-1)	1,168 (+13%)	0mo	$90,000	$77	64
1123 N 35th St	0.49mi	2/1.0 (-1)	990 (-4%)	4mo	$44,000	$44	62
1711 N J St	0.66mi	2/1.0 (-1)	1,028 (-0%)	3mo	$50,000	$49	61
421 N 40th St	0.63mi	2/1.0 (-1)	1,023 (-1%)	6mo	$26,000	$25	59
1018 S 25th St	0.70mi	2/1.0 (-1)	1,057 (+2%)	2mo	$105,000	$99	56
709 N 41st St	0.68mi	3/1.0	1,111 (+8%)	2mo	$136,000	$122	54
1435 N 35th St	0.68mi	2/1.0 (-1)	956 (-7%)	2mo	$51,700	$54	49
1220 N 35th St	0.56mi	2/1.0 (-1)	907 (-12%)	1mo	$53,000	$58	48
1201 N 39th St	0.70mi	3/1.0	1,152 (+12%)	6mo	$105,000	$91	43

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 · 4.37% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $4,035
• Equity at exit: $12,674

10-year hold

• IRR: 14.9%
• Equity multiple: 2.27×
• Total profit: $30,260
• Equity at exit: $7,349

Cash invested: $23,800 (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 72901

• Rents YoY: 4.4%
• Active inventory: 174
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $959 high
• Mortgage (P&I): −$446
• Tax from tax record: −$17 /mo · $203/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $259

Break-even live

Break-even rent $630

Max offer price $85,000

Occupancy floor 68%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 N May Ave Fort Smith, AR	2.0	1.0	1022	$825	$0.81	21d	1	0.24mi
3600 Kinkead Ave Fort Smith, AR	1.0–2.0	1.0	797	$1,490	$1.87	13d	15	0.34mi
1117 N 32nd St Fort Smith, AR	2.0	1.0	744	$850	$1.14	13d	1	0.38mi
3014 Presley St Unit FB44 Fort Smith, AR	2.0	1.5	1040	$925	$0.89	21d	1	0.43mi
3014 Presley St Fort Smith, AR	1.0–2.0	1.0–1.5	782	$925	$1.18	13d	4	0.43mi
3605 Barry Ave Fort Smith, AR	2.0	1.0	562	$845	$1.50	21d	3	0.43mi
811 N 41st St Fort Smith, AR	2.0	1.0	1306	$900	$0.69	13d	1	0.67mi
1453 N 35th St Fort Smith, AR	2.0	1.0	913	$900	$0.99	21d	1	0.71mi
2322 S I St Fort Smith, AR	1.0–2.0	1.0	755	$895	$1.19	11d	2	0.73mi
2500 Dodson Ave Unit 1 Fort Smith, AR	2.0	1.0	700	$695	$0.99	13d	1	0.79mi
1224 N Albert Pike Ave Fort Smith, AR	1.0–2.0	1.0	735	$695	$0.95	13d	6	0.90mi
800 S 19th St Fort Smith, AR	2.0	1.0	1286	$1,095	$0.85	3d	1	0.90mi
3500 S N St Fort Smith, AR	1.0–2.0	1.0–1.5	834	$935	$1.12	21d	1	0.96mi
2820 S O St Fort Smith, AR	2.0	1.5	1024	$875	$0.85	21d	1	1.00mi
3906 S N St Unit 3904 Fort Smith, AR	2.0	1.5	1024	$800	$0.78	21d	1	1.04mi
1700 S 28th St Unit 1 Fort Smith, AR	2.0	1.0	850	$795	$0.94	13d	1	1.07mi
813 N 48th St Fort Smith, AR	2.0	1.0	1170	$800	$0.68	21d	1	1.16mi
1907 S N St Fort Smith, AR	2.0	1.0	1114	$950	$0.85	21d	1	1.18mi
1307 S 17th St Fort Smith, AR	3.0	1.5	1161	$1,150	$0.99	21d	1	1.19mi
101 N 11th St Unit 112 Fort Smith, AR	2.0	2.0	1040	$1,240	$1.19	21d	1	1.21mi
101 N 11th St Fort Smith, AR	1.0–2.0	1.0–2.0	806	$1,115	$1.38	3d	9	1.22mi
4911 Free Ferry Rd Unit Vi Fort Smith, AR	2.0	2.0	1232	$1,150	$0.93	21d	1	1.32mi
1331 S 46th St Fort Smith, AR	1.0–2.0	1.0–1.5	1075	$1,150	$1.07	13d	6	1.32mi
2409 N 30th St Unit 1 Fort Smith, AR	2.0	2.5	1258	$950	$0.76	21d	1	1.48mi
2301 S V St Unit 7 Fort Smith, AR	2.0	1.0	795	$550	$0.69	21d	1	1.49mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $85,000 Pending 12 DOM
2. 2026-06-10
   days on market $85,000 Active 11 DOM
3. 2026-06-09
   days on market $85,000 Active 10 DOM
4. 2026-06-08
   days on market $85,000 Active 9 DOM
5. 2026-06-07
   days on market $85,000 Active 8 DOM
6. 2026-06-03
   days on market $85,000 Active 4 DOM
7. 2026-06-02
   days on market $85,000 Active 3 DOM
8. 2026-06-01
   days on market $85,000 Active 2 DOM
9. 2026-05-30
   remarks 356-char remark
10. 2026-05-30
    listed $85,000 Active 1 DOM

ⓘ 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: $203 · $17/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$341/yr (+$28/mo · 168.4%)

ⓘ 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 ≥111°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: $11,503
• − Mortgage interest: −$4,761
• − Property taxes: −$203
• − Insurance: −$425
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$2,473
• Taxable income: $1,801
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $2,678/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): 19,819
• Household income: $42,851
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1117.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 60% Hispanic / Latino 17% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Guatemala
• Languages at home: 83% English-only · Spanish 14% Other Asian/Pacific 1% Vietnamese 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: ▼ -173.82%
• Current HPI: 172.3777
• Rent YoY: ▲ 4.37%
• 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

+34.9% since first listed

9 events — show timeline

• 2026-05-27 Listed $85,000 WRVBOR
• 2026-04-03 Listing Removed — CARMLS
• 2026-04-01 Price Changed $94,900 CARMLS
• 2026-03-18 Price Changed $99,900 CARMLS
• 2026-02-28 Price Changed $104,900 CARMLS
• 2026-02-18 Price Changed $109,000 CARMLS
• 2026-02-09 Listed $119,000 CARMLS
• 2010-03-02 Sold (Public Records) $78,000 Public Records
• 2007-04-10 Sold (Public Records) $63,000 Public Records

Property tax history

-7.9%/yr

Latest (2025): $203 · -25.5% YoY. Source: county tax records.