3809 Chaffee Dr · Fort Smith, AR 72904

$130,000

4 bd · 1.5 ba · 1,376 sqft · SingleFamily public records · 30 Days on market

Built 1955 8,381 sqft lot Est $176k · 26% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• 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

4-bedroom, 1.5-bath home in an established neighborhood in the heart of Fort Smith! Home is all Electric! Whether you’re a first-time buyer or growing family this property offers a perfect blend of functionality and potential. Come check out this home! Property as is.

Key facts

• 8,381 sq ft lot
• Built 1955
• Listed 29 days

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Electricity available; Sewer available; Water available
• Home design: Single family residence; One story
• Construction: Vinyl siding; Shingle roof; House
• Exterior features: Patio; Chain link fence; City lot; Public maintained road

Interior

• Kitchen: Dishwasher; Range
• Flooring: Carpet; Ceramic tile; Laminate; Simulated wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Sunnymede Elementary School (math 23% / reading 27%, grade F, #345 of 454 statewide, top 76%, 468 students, 93% 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 86% FRL vs 64% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 37% district-wide (-13 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; 2 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 $899 of loan paydown is wiped out by about $4k 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 30 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago 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.
• Current owner paid $110k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.10% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $176,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3708 Morris Dr	0.08mi	3/2.0 (-1)	1,424 (+4%)	8mo	$134,000	$94	77
3904 Macarthur Dr	0.10mi	3/1.0 (-1)	1,310 (-5%)	8mo	$168,000	$128	74
3613 Chaffee Dr	0.14mi	3/2.0 (-1)	1,292 (-6%)	3mo	$110,000	$85	73
3612 Chaffee Dr	0.14mi	3/1.0 (-1)	1,290 (-6%)	8mo	$100,000	$78	70
3300 N O St	0.41mi	3/1.0 (-1)	1,312 (-5%)	2mo	$35,000	$27	65
3907 Victory Cir	0.14mi	3/3.0 (-1)	1,500 (+9%)	5mo	$230,000	$153	64
2810 N R St	0.67mi	4/2.0	1,401 (+2%)	6mo	$195,000	$139	59
1015 N 41st St	0.69mi	3/2.0 (-1)	1,300 (-6%)	2mo	$167,900	$129	50
1905 N 31st St	0.50mi	3/3.0 (-1)	1,434 (+4%)	11mo	$223,250	$156	50
1301 N 46th St	0.70mi	3/2.0 (-1)	1,280 (-7%)	1mo	$171,500	$134	48
1117 N 34th St	0.68mi	3/1.5 (-1)	1,452 (+6%)	10mo	$52,800	$36	46
4638 Victoria Dr	0.63mi	3/2.0 (-1)	1,490 (+8%)	9mo	$185,052	$124	42

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-6,170
• Equity at exit: $19,383

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $13,868
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,433 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $234

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 79%

Sensitivity live

Price	-10% $323	-5% $278	+0% $234	+5% $189	+10% $144
Rent	-10% $120	-5% $177	+0% $234	+5% $290	+10% $347
Rate	-1.0pp $299	-0.5pp $267	base $234	+0.5pp $200	+1.0pp $166

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Park Ave Fort Smith, AR	3.0	2.0	1634	$1,650	$1.01	14d	1	1.30mi
5700 Grand Ave Fort Smith, AR	3.0	2.0	1605	$1,500	$0.93	21d	1	1.40mi

Listing history 35 events

1. 2026-06-19
   days on market $130,000 Active 30 DOM
2. 2026-06-18
   days on market $130,000 Active 29 DOM
3. 2026-06-17
   days on market $130,000 Active 28 DOM
4. 2026-06-16
   days on market $130,000 Active 27 DOM
5. 2026-06-15
   days on market $130,000 Active 26 DOM
6. 2026-06-14
   days on market $130,000 Active 24 DOM
7. 2026-06-13
   days on market $130,000 Active 23 DOM
8. 2026-06-10
   days on market $130,000 Active 21 DOM
9. 2026-06-09
   days on market $130,000 Active 20 DOM
10. 2026-06-08
    days on market $130,000 Active 19 DOM
11. 2026-06-07
    days on market $130,000 Active 18 DOM
12. 2026-06-03
    days on market $130,000 Active 14 DOM
13. 2026-06-02
    days on market $130,000 Active 13 DOM
14. 2026-06-01
    days on market $130,000 Active 12 DOM
15. 2026-05-31
    days on market $130,000 Active 11 DOM
16. 2026-05-30
    days on market $130,000 Active 10 DOM
17. 2026-05-20
    listed $130,000 Active
18. 2025-09-03
    soldstatus $110,000
19. 2025-09-02
    soldstatus $110,000 Closed 274-char remark

    Show marketing remark (274 chars)

    4-bedroom, 1.5-bath home in an established neighborhood in the heart of Fort Smith! Home is all Electric! Whether you’re a first-time buyer or growing family this property offers a perfect blend of functionality and potential. Come check out this home! Property as is.

20. 2025-08-15
    status Pending 274-char remark

    Show marketing remark (274 chars)

    4-bedroom, 1.5-bath home in an established neighborhood in the heart of Fort Smith! Home is all Electric! Whether you’re a first-time buyer or growing family this property offers a perfect blend of functionality and potential. Come check out this home! Property as is.

21. 2025-08-07
    price $120,000 274-char remark

    Show marketing remark (274 chars)

    4-bedroom, 1.5-bath home in an established neighborhood in the heart of Fort Smith! Home is all Electric! Whether you’re a first-time buyer or growing family this property offers a perfect blend of functionality and potential. Come check out this home! Property as is.

22. 2025-07-31
    status Active 274-char remark

    Show marketing remark (274 chars)

    4-bedroom, 1.5-bath home in an established neighborhood in the heart of Fort Smith! Home is all Electric! Whether you’re a first-time buyer or growing family this property offers a perfect blend of functionality and potential. Come check out this home! Property as is.

23. 2025-07-24
    status Pending 274-char remark

    Show marketing remark (274 chars)

    4-bedroom, 1.5-bath home in an established neighborhood in the heart of Fort Smith! Home is all Electric! Whether you’re a first-time buyer or growing family this property offers a perfect blend of functionality and potential. Come check out this home! Property as is.

24. 2025-07-06
    price $125,000 274-char remark

    Show marketing remark (274 chars)

    4-bedroom, 1.5-bath home in an established neighborhood in the heart of Fort Smith! Home is all Electric! Whether you’re a first-time buyer or growing family this property offers a perfect blend of functionality and potential. Come check out this home! Property as is.

25. 2025-06-30
    status Active 274-char remark

    Show marketing remark (274 chars)

    4-bedroom, 1.5-bath home in an established neighborhood in the heart of Fort Smith! Home is all Electric! Whether you’re a first-time buyer or growing family this property offers a perfect blend of functionality and potential. Come check out this home! Property as is.

26. 2025-06-24
    status Pending 274-char remark

    Show marketing remark (274 chars)

    4-bedroom, 1.5-bath home in an established neighborhood in the heart of Fort Smith! Home is all Electric! Whether you’re a first-time buyer or growing family this property offers a perfect blend of functionality and potential. Come check out this home! Property as is.

27. 2025-06-17
    price $129,000 274-char remark

    Show marketing remark (274 chars)

    4-bedroom, 1.5-bath home in an established neighborhood in the heart of Fort Smith! Home is all Electric! Whether you’re a first-time buyer or growing family this property offers a perfect blend of functionality and potential. Come check out this home! Property as is.

28. 2025-06-11
    listed $135,000 Active 274-char remark

    Show marketing remark (274 chars)

    4-bedroom, 1.5-bath home in an established neighborhood in the heart of Fort Smith! Home is all Electric! Whether you’re a first-time buyer or growing family this property offers a perfect blend of functionality and potential. Come check out this home! Property as is.

29. 2014-07-03
    soldstatus $92,900
30. 2013-10-15
    soldstatus $29,000 182-char remark

    Show marketing remark (182 chars)

    CAN BE 2 OR 3 BEDROOMS, 1 1/2 BATHS, VINYL SIDING W/ 1 CAR GARAGE AND FENCED YARD. CURRENTLY RENTED. SOME INSULATED WINDOWS AND SOME STORM WINDOWS. MORE HOMES AVAILABLE AS A PACKAGE.

31. 2013-10-15
    soldstatus $29,000

    Show marketing remark (182 chars)

    CAN BE 2 OR 3 BEDROOMS, 1 1/2 BATHS, VINYL SIDING W/ 1 CAR GARAGE AND FENCED YARD. CURRENTLY RENTED. SOME INSULATED WINDOWS AND SOME STORM WINDOWS. MORE HOMES AVAILABLE AS A PACKAGE.

32. 2013-09-13
    listed $32,500 182-char remark

    Show marketing remark (182 chars)

    CAN BE 2 OR 3 BEDROOMS, 1 1/2 BATHS, VINYL SIDING W/ 1 CAR GARAGE AND FENCED YARD. CURRENTLY RENTED. SOME INSULATED WINDOWS AND SOME STORM WINDOWS. MORE HOMES AVAILABLE AS A PACKAGE.

33. 1992-10-08
    soldstatus $29,000
34. 1984-11-13
    soldstatus $35,000
35. 1977-08-27
    soldstatus $22,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥112°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: $17,194
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$3,782
• Taxable income: $779
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $2,615/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

+490.9% since first listed

19 events — show timeline

• 2026-05-20 Listed $130,000 WRVBOR
• 2025-09-03 Sold (Public Records) $110,000 Public Records
• 2025-09-02 Sold (MLS) $110,000 WRVBOR
• 2025-08-15 Pending — WRVBOR
• 2025-08-07 Price Changed $120,000 WRVBOR
• 2025-07-31 Relisted — WRVBOR
• 2025-07-24 Pending — WRVBOR
• 2025-07-06 Price Changed $125,000 WRVBOR
• 2025-06-30 Relisted — WRVBOR
• 2025-06-24 Pending — WRVBOR
• 2025-06-17 Price Changed $129,000 WRVBOR
• 2025-06-11 Listed $135,000 WRVBOR
• 2014-07-03 Sold (Public Records) $92,900 Public Records
• 2013-10-15 Sold (Public Records) $29,000 Public Records
• 2013-10-15 Sold (MLS) $29,000 WRVBOR
• 2013-09-13 Listed $32,500 WRVBOR
• 1992-10-08 Sold (Public Records) $29,000 Public Records
• 1984-11-13 Sold (Public Records) $35,000 Public Records
• 1977-08-27 Sold (Public Records) $22,000 Public Records

Property tax history

-5.4%/yr

Latest (2025): $226 · -23.2% YoY. Source: county tax records.