715 N 12 St · Fort Smith, AR 72901

$160,000

5 bd · 2.0 ba · 3,045 sqft · SingleFamily public records · 33 Days on market

9,100 sqft lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• 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

Discover timeless charm and character in this one-of-a-kind Victorian home located just minutes from downtown! Offering 3,045 sq ft of living space, this stunning property features 5 spacious bedrooms, 4 bathrooms, and a potential office perfect for working from home or additional flex space. Rich in historic beauty, the home showcases gorgeous original woodwork throughout, adding warmth and elegance to every room. Updated electrical provides modern convenience while preserving the home's classic appeal. With its unique architectural details, generous layout, and unbeatable location, this Victorian gem is truly a rare find!

Key facts

• Updated electrical
• Victorian home
• Generous layout

Tags

• VICTORIAN HOME
• ORIGINAL WOODWORK
• UPDATED ELECTRICAL
• UNIQUE ARCHITECTURAL DETAILS
• GENEROUS LAYOUT
• UNBEATABLE LOCATION

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Single-family house; Two stories
• Construction: Built with other/see remarks construction materials
• Exterior features: Covered porch; Cleared lot; Front and back yard fencing; Shingle roof; Public maintained road access

Interior

• Kitchen: Range; Refrigerator
• Flooring: Wood
• Bathrooms: Four full bathrooms
• Heating & cooling: Central heating; Fireplace insert heating; Central air conditioning
• Interior features: Two fireplaces with inserts; Wood flooring
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/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 $149k (6.7% below list).
• Recommended offer: $149k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: Howard Elementary School (math 22% / reading 22%, grade F, #365 of 454 statewide, top 82%, 263 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.
• Zoned-school proficiency averages 22% at this address vs 37% district-wide (-15 pts) — the specific schools serving this property underperform the Fort Smith School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.4%/yr); 176 active listings in the ZIP; lower-income renter base — watch delinquency; 388 units permitted in Sebastian County in 2024 (16 in 5+ unit buildings).
• This rent runs 42% of the median local income ($43k/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 $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 33 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

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 $149,318 (6.7% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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: 0.93% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $51,765
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 N I St	0.54mi	5/2.0	3,159 (+4%)	1mo	$106,175	$34	67
623 N 14th St	0.14mi	4/2.0 (-1)	2,622 (-14%)	4mo	$183,500	$70	62
702 N 18th St	0.43mi	4/2.0 (-1)	3,279 (+8%)	10mo	$50,000	$15	54
1122 N 13th St	0.30mi	5/3.0	3,346 (+10%)	20mo	$29,400	$9	49
1301 N 9th St	0.42mi	4/2.0 (-1)	3,240 (+6%)	23mo	$55,500	$17	46
114 N 14th St	0.45mi	4/2.0 (-1)	2,800 (-8%)	21mo	$45,000	$16	44

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-8,726
• Equity at exit: $23,857

10-year hold

• IRR: 5.8%
• Equity multiple: 1.46×
• Total profit: $20,449
• Equity at exit: $13,834

Cash invested: $44,800 (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: 176
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $239

Break-even live

Break-even rent $1,191

Max offer price $160,000

Occupancy floor 79%

Sensitivity live

Price	-10% $329	-5% $284	+0% $239	+5% $193	+10% $148
Rent	-10% $121	-5% $180	+0% $239	+5% $298	+10% $357
Rate	-1.0pp $319	-0.5pp $279	base $239	+0.5pp $197	+1.0pp $155

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $160,000 Active 33 DOM
2. 2026-06-19
   days on market $160,000 Active 31 DOM
3. 2026-06-18
   days on market $160,000 Active 30 DOM
4. 2026-06-17
   days on market $160,000 Active 29 DOM
5. 2026-06-16
   days on market $160,000 Active 28 DOM
6. 2026-06-15
   days on market $160,000 Active 27 DOM
7. 2026-06-14
   days on market $160,000 Active 25 DOM
8. 2026-06-13
   days on market $160,000 Active 24 DOM
9. 2026-06-10
   days on market $160,000 Active 22 DOM
10. 2026-06-09
    days on market $160,000 Active 21 DOM
11. 2026-06-08
    days on market $160,000 Active 20 DOM
12. 2026-06-07
    days on market $160,000 Active 19 DOM
13. 2026-06-03
    days on market $160,000 Active 15 DOM
14. 2026-06-02
    days on market $160,000 Active 14 DOM
15. 2026-06-01
    days on market $160,000 Active 13 DOM
16. 2026-05-31
    days on market $160,000 Active 12 DOM
17. 2026-05-30
    days on market $160,000 Active 11 DOM
18. 2026-05-18
    listed $160,000 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: $424 · $35/mo
• Projected year-2 tax: $1,024 · $85/mo
• Expected delta: +$600/yr (+$50/mo · 141.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $17,918
• − Mortgage interest: −$8,962
• − Property taxes: −$424
• − Insurance: −$800
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$4,655
• Taxable income: $210
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $2,812/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

1 event — show timeline

• 2026-05-18 Listed $160,000 WRVBOR

Property tax history

-3.3%/yr

Latest (2025): $424 · -12.5% YoY. Source: county tax records.