5108 Staples · Fort Smith, AR 72904

$80,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 196 Days on market

Built 1955 7,000 sqft lot Est $125k · 36% under

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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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.5/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath home with tons of potential! Featuring a cozy layout, spacious rooms, and a great yard, this property is ready for your personal touch. With a little vision, it can easily become the perfect place to call home sweet home.

Key facts

• 7,000 sq ft lot
• Built 1955
• Listed 195 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Electricity available; Natural gas available; Public sewer
• Home design: Single-family house; One story
• Construction: Aluminum siding; Shingle roof
• Exterior features: Back yard fencing; Cleared lot

Interior

• Kitchen: Gas range; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in storage
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($923 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

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: Harry C. Morrison Elem. School (math 22% / reading 22%, grade F, #365 of 454 statewide, top 82%, 275 students, 91% FRL); Dora Kimmons Jr. High School (math 22% / reading 32%, grade F, #156 of 201 statewide, top 78%, 841 students, 91% FRL); Northside High School (math 12% / reading 27%, grade F, #239 of 292 statewide, top 85%, 2,433 students, 74% FRL) — zoned schools average 85% FRL vs 64% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 37% district-wide (-14 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: 96 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $553 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $80k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.15% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.90%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $124,992
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Northwood Dr	0.22mi	3/1.0	988 (-2%)	7mo	$95,000	$96	80
3605 Wilma Ave	0.66mi	3/1.0	1,014 (+1%)	1mo	$157,000	$155	67
4300 Mussett Rd	0.56mi	3/1.0	980 (-3%)	8mo	$72,000	$73	62
3416 Santa Fe St	0.07mi	3/1.0	884 (-12%)	21mo	$110,000	$124	59
3514 Clayton Ct	0.17mi	2/2.0 (-1)	1,154 (+14%)	9mo	$157,500	$136	51
3114 Oak Grove St	0.69mi	3/2.0	920 (-9%)	2mo	$139,500	$152	48
3425 Short Wilma St	0.50mi	3/2.0	943 (-6%)	20mo	$141,000	$150	45
3605 Northview Dr	0.65mi	3/1.0	924 (-8%)	23mo	$115,000	$124	36
11 Woodland Pl	0.58mi	3/1.5	1,150 (+14%)	22mo	$75,000	$65	29

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $2,344
• Equity at exit: $11,928

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $21,682
• Equity at exit: $6,917

Cash invested: $22,400 (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 72904

• Active inventory: 96
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $923 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $241

Break-even live

Break-even rent $619

Max offer price $80,000

Occupancy floor 69%

Sensitivity live

Price	-10% $286	-5% $263	+0% $241	+5% $218	+10% $195
Rent	-10% $168	-5% $204	+0% $241	+5% $277	+10% $314
Rate	-1.0pp $281	-0.5pp $261	base $241	+0.5pp $220	+1.0pp $199

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4101 Walnut Park Dr Unit 4109 WP Fort Smith, AR	3.0	2.0	1272	$825	$0.65	21d	1	0.91mi
4114 N 54th St Unit A Fort Smith, AR	2.0	1.5	1050	$950	$0.90	21d	1	1.34mi
5201 Spradling Ave Fort Smith, AR	2.0	1.0	820	$780	$0.95	3d	4	1.40mi

Listing history 16 events

1. 2026-06-19
   days on market $80,000 Active 196 DOM
2. 2026-06-18
   days on market $80,000 Active 195 DOM
3. 2026-06-17
   days on market $80,000 Active 194 DOM
4. 2026-06-16
   days on market $80,000 Active 193 DOM
5. 2026-06-15
   days on market $80,000 Active 192 DOM
6. 2026-06-14
   days on market $80,000 Active 190 DOM
7. 2026-06-13
   pricestatusdays on market $80,000 Active 189 DOM
8. 2026-05-22
   status Pending
9. 2026-05-07
   status Active
10. 2026-03-25
    price $90,000
11. 2025-12-26
    price $100,000
12. 2025-11-13
    listed $110,000 Active
13. 1989-03-30
    soldstatus $22,000
14. 1981-02-09
    soldstatus $17,000
15. 1979-09-10
    soldstatus $10,000
16. 1979-02-26
    soldstatus $10,000

ⓘ 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: $431 · $36/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$81/yr (+$7/mo · 18.7%)

ⓘ 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 2/10 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: $11,082
• − Mortgage interest: −$4,481
• − Property taxes: −$431
• − Insurance: −$400
• − Repairs & maintenance: −$887
• − Management: −$887
• − Depreciation: −$2,327
• Taxable income: $1,669
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $2,488/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): 21,296
• Household income: $41,909
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 851.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 31% Two or more races 11% Black 9% Asian 9% Native American 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Iranian 0%
• Foreign-born: 26% · Canada, Vietnam
• Languages at home: 53% English-only · Spanish 37% Other Asian/Pacific 7% Vietnamese 3%

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: ▼ -81.65%
• Current HPI: 146.2281
• 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

+800.0% since first listed

9 events — show timeline

• 2026-05-22 Pending — WRVBOR
• 2026-05-07 Relisted — WRVBOR
• 2026-03-25 Price Changed $90,000 WRVBOR
• 2025-12-26 Price Changed $100,000 WRVBOR
• 2025-11-13 Listed $110,000 WRVBOR
• 1989-03-30 Sold (Public Records) $22,000 Public Records
• 1981-02-09 Sold (Public Records) $17,000 Public Records
• 1979-09-10 Sold (Public Records) $10,000 Public Records
• 1979-02-26 Sold (Public Records) $10,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $431 · +8.9% YoY. Source: county tax records.