4715 N 30th St · Fort Smith, AR 72904

$105,000

4 bd · 1.5 ba · 1,951 sqft · SingleFamily public records · 39 Days on market

Built 1965 10,050 sqft lot Est $107k · at est.

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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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +8.5/15.0
• 1% rule +6.8/10.0
• 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 MLS

Large family home, 3 or 4 bedrooms, 1.5 baths, fenced yard, great Northside location. Priced to sell!

Key facts

• Second living room
• Split floor plan
• Front porch

Tags

• SPLIT FLOOR PLAN
• SECOND LIVING ROOM
• EAT-IN KITCHEN
• FRONT PORCH
• BACK DECK
• CHAIN LINK FENCED BACKYARD

Property features AI

Exterior

• Parking: 2 covered spaces; Attached carport; Concrete parking surface; Has carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer available; Water available
• Home design: Single-family house; One story; Entry level: One
• Construction: Brick and vinyl siding exterior; Block foundation; Asphalt shingle roof; Built as a house (single family)
• Exterior features: Deck; Porch; Level lot; Paved road; Publicly maintained road; Back yard fencing (chain link, partial)

Interior

• Kitchen: Oven; Range hood; Gas water heater
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Attic fan; Window unit(s); Electric cooling available
• Interior features: Eat-in kitchen; No fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 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; 1 comparable units currently listed for rent nearby; 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 $726 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 + 3.0% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 40% 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.26%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $107,305
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4509 N 32nd St	0.26mi	4/2.0	2,065 (+6%)	9mo	$195,000	$94	68
3400 Willow St	0.29mi	4/2.5	2,000 (+2%)	16mo	$110,000	$55	66
4531 Irene St	0.18mi	4/2.0	1,764 (-10%)	16mo	$160,000	$91	61
4608 N 29 St	0.09mi	3/1.0 (-1)	1,680 (-14%)	16mo	$55,000	$33	52
3318 Russell St	0.66mi	3/1.0 (-1)	1,782 (-9%)	19mo	$55,000	$31	32

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $5,192
• Equity at exit: $15,656

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $33,001
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$35 /mo · $414/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $349

Break-even live

Break-even rent $796

Max offer price $105,000

Occupancy floor 67%

Sensitivity live

Price	-10% $409	-5% $379	+0% $349	+5% $320	+10% $290
Rent	-10% $251	-5% $300	+0% $349	+5% $398	+10% $447
Rate	-1.0pp $402	-0.5pp $376	base $349	+0.5pp $322	+1.0pp $294

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.50mi

Listing history 21 events

1. 2026-06-19
   days on market $105,000 Active 39 DOM
2. 2026-06-18
   days on market $105,000 Active 38 DOM
3. 2026-06-17
   days on market $105,000 Active 37 DOM
4. 2026-06-16
   days on market $105,000 Active 36 DOM
5. 2026-06-15
   days on market $105,000 Active 35 DOM
6. 2026-06-14
   days on market $105,000 Active 33 DOM
7. 2026-06-13
   pricedays on market $105,000 Active 32 DOM
8. 2026-06-10
   days on market $115,000 Active 30 DOM
9. 2026-06-09
   days on market $115,000 Active 29 DOM
10. 2026-06-08
    days on market $115,000 Active 28 DOM
11. 2026-06-07
    days on market $115,000 Active 27 DOM
12. 2026-06-03
    days on market $115,000 Active 23 DOM
13. 2026-06-02
    days on market $115,000 Active 22 DOM
14. 2026-06-01
    days on market $115,000 Active 21 DOM
15. 2026-05-31
    days on market $115,000 Active 20 DOM
16. 2026-05-30
    days on market $115,000 Active 19 DOM
17. 2026-05-11
    listed $115,000 Active
18. 2017-11-29
    soldstatus $75,100
19. 2017-03-10
    soldstatus $53,500 101-char remark

    Show marketing remark (101 chars)

    Large family home, 3 or 4 bedrooms, 1.5 baths, fenced yard, great Northside location. Priced to sell!

20. 2017-03-10
    soldstatus $53,500

    Show marketing remark (101 chars)

    Large family home, 3 or 4 bedrooms, 1.5 baths, fenced yard, great Northside location. Priced to sell!

21. 2017-02-28
    listed $52,500 101-char remark

    Show marketing remark (101 chars)

    Large family home, 3 or 4 bedrooms, 1.5 baths, fenced yard, great Northside location. Priced to sell!

ⓘ 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: $414 · $35/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: +$258/yr (+$21/mo · 62.2%)

ⓘ 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 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: $14,859
• − Mortgage interest: −$5,882
• − Property taxes: −$414
• − Insurance: −$525
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$3,055
• Taxable income: $2,606
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $3,566/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

+119.0% since first listed

5 events — show timeline

• 2026-05-11 Listed $115,000 WRVBOR
• 2017-11-29 Sold (Public Records) $75,100 Public Records
• 2017-03-10 Sold (Public Records) $53,500 Public Records
• 2017-03-10 Sold (MLS) $53,500 WRVBOR
• 2017-02-28 Listed $52,500 WRVBOR

Property tax history

-3.6%/yr

Latest (2025): $414 · -21.0% YoY. Source: county tax records.