4522 Skywood Dr · Fort Smith, AR 72904

$1

3 bd · 2.0 ba · 1,766 sqft · SingleFamily public records · 31 Days on market

0.59 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Auction 6/20/2026 @ 10 am. This classic brick and vinyl siding home offers appx 1,766 square feet of living space in a fantastic location. Sitting on a generous lot of over half an acre, the property features 3 bedrooms, 2 baths, dining room, a 2-car garage, and a fenced backyard. Whether you are looking for your next investment property or a wonderful place to call home, this versatile property has incredible potential. Come ready to bid!

Key facts

• 0.59 acre lot
• Garage
• Listed 30 days

Property features AI

Finance

• Financial info: Annual property tax listed

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces; Concrete driveway
• Utilities: Public water; Electricity available; Natural gas available
• Home design: Single-family house; One story
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation; Built as residential single-family residence
• Exterior features: Patio; Back yard with chain link fencing; Storage and outbuilding

Interior

• Kitchen: Dishwasher; Oven; Range
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Blinds; Fireplace in the family room
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $190,728 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-323 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

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; 7 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).
• This rent runs 36% of the median local income ($42k/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 $6k 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 31 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 286092.0% of price.
• 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 $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.25%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $190,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4322 Royal Oak Dr	0.17mi	3/2.0	1,801 (+2%)	6mo	$205,000	$114	84
4700 Skywood Dr	0.10mi	3/2.0	1,661 (-6%)	8mo	$175,000	$105	79
1435 N 49th St	0.40mi	3/2.0	1,804 (+2%)	8mo	$195,000	$108	72
5200 N O St	0.48mi	3/3.0	1,853 (+5%)	4mo	$112,750	$61	62
1723 N 52nd St	0.39mi	4/2.0 (+1)	1,670 (-5%)	9mo	$226,000	$135	60
5400 Maria Ln	0.58mi	3/2.0	1,606 (-9%)	1mo	$243,000	$151	57
1624 N 52nd St	0.44mi	3/2.0	1,537 (-13%)	2mo	$165,000	$107	56
3809 Macarthur Dr	0.46mi	3/1.0	1,945 (+10%)	5mo	$115,000	$59	54
1906 N 52nd St	0.43mi	3/2.5	1,562 (-12%)	7mo	$55,000	$35	53
1123 N 41st St	0.66mi	4/1.5 (+1)	1,678 (-5%)	2mo	$156,000	$93	52
2219 N 55th Ln	0.70mi	3/2.0	1,854 (+5%)	10mo	$210,000	$113	51
2206 N 53rd St	0.61mi	3/2.0	1,556 (-12%)	4mo	$222,000	$143	48

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: -28.9%
• Equity multiple: 0.04×
• Total profit: $-51,432
• Equity at exit: $28,438

10-year hold

• IRR: -28.8%
• Equity multiple: -0.33×
• Total profit: $-71,163
• Equity at exit: $16,491

Cash invested: $53,404 (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

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$1,000
• Tax est. 1.5%: −$238 /mo · $2,861/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-323

Break-even live

Break-even rent $1,668

Max offer price $144,052

Occupancy floor —

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: $47,682
• Closing costs: $5,722
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 N 41st St Fort Smith, AR	2.0	1.0	1306	$900	$0.69	13d	1	0.89mi
5700 Grand Ave Fort Smith, AR	3.0	2.0	1605	$1,500	$0.93	20d	1	1.06mi
2409 N 30th St Unit 1 Fort Smith, AR	2.0	2.5	1258	$950	$0.76	20d	1	1.14mi
406 Rockefeller Pl Fort Smith, AR	4.0	4.0	1800	$1,699	$0.94	20d	1	1.39mi
400 Lincoln Ln Fort Smith, AR	1.0–4.0	1.0–4.0	1425	$1,182	$0.83	13d	16	1.39mi
60 Jeffrey Way Unit 1 Fort Smith, AR	2.0	2.0	1772	$1,900	$1.07	13d	1	1.47mi
4911 Free Ferry Rd Unit Vi Fort Smith, AR	2.0	2.0	1232	$1,150	$0.93	20d	1	1.48mi

Listing history 18 events

1. 2026-06-19
   days on market $1 Active 31 DOM
2. 2026-06-18
   days on market $1 Active 30 DOM
3. 2026-06-17
   days on market $1 Active 29 DOM
4. 2026-06-16
   days on market $1 Active 28 DOM
5. 2026-06-15
   days on market $1 Active 27 DOM
6. 2026-06-14
   days on market $1 Active 25 DOM
7. 2026-06-13
   days on market $1 Active 24 DOM
8. 2026-06-10
   days on market $1 Active 22 DOM
9. 2026-06-09
   days on market $1 Active 21 DOM
10. 2026-06-08
    days on market $1 Active 20 DOM
11. 2026-06-07
    days on market $1 Active 19 DOM
12. 2026-06-03
    days on market $1 Active 15 DOM
13. 2026-06-02
    days on market $1 Active 14 DOM
14. 2026-06-01
    days on market $1 Active 13 DOM
15. 2026-05-31
    days on market $1 Active 12 DOM
16. 2026-05-30
    days on market $1 Active 11 DOM
17. 2026-05-19
    listed $1 Active
18. 2001-11-26
    soldstatus $81,000

ⓘ 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: $15,122
• − Mortgage interest: −$10,684
• − Property taxes: −$2,861
• − Insurance: −$954
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$5,548
• Taxable loss: −$7,345
• Est. tax savings @ 24.0%: +$1,763
• After-tax cash flow: $-2,108/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

2 events — show timeline

• 2026-05-19 Listed $1 WRVBOR
• 2001-11-26 Sold (Public Records) $81,000 Public Records

Property tax history

-3.7%/yr

Latest (2025): $727 · -6.3% YoY. Source: county tax records.