516 41st St · Fort Smith, AR 72903

$1

3 bd · 1.5 ba · 1,474 sqft · SingleFamily public records · 27 Days on market

Fair condition 7,797 sqft 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
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.2/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Auction 6/23/2026 @ 11 am. This well-kept, approximately 1,474 sf home is situated on a corner lot and features 3 bedrooms, 1.5 baths, a 1-car carport, and low-maintenance metal siding. The property has seen several practical improvements in recent years, including updates to the plumbing, HVAC, and roof. Interior features include a wood-burning fireplace and original wood flooring under the current carpet. This will make a great home or investment property.

Key facts

• Updates to plumbing
• Updates to hvac
• Updates to roof

Tags

• CORNER LOT
• LOW MAINTENANCE METAL SIDING
• UPDATES TO PLUMBING
• UPDATES TO HVAC
• UPDATES TO ROOF
• WOOD BURNING FIREPLACE

Property features AI

Exterior

• Parking: Detached carport; 1 covered parking space
• Utilities: Public water; Electricity available; Natural gas available
• Home design: Single-family house; One story; Accessible entrance with ramp
• Construction: Metal siding; Shingle roof
• Exterior features: Corner lot; Paved public road access; Outbuilding; No fencing

Interior

• Kitchen: Dishwasher; Gas water heater
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Family room fireplace
• Laundry & utility: Electric dryer hookup

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $175,406 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $1. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-299 ($-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: Rents rising fast (+4.9%/yr); 197 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 27 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 263109.0% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 4.25%
• Cash-on-cash: -7.30%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $175,406
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 N 40th St	0.07mi	3/2.0	1,376 (-7%)	3mo	$164,900	$120	81
3710 Park Ave	0.30mi	3/1.5	1,510 (+2%)	2mo	$180,000	$119	80
705 N 41st St	0.17mi	4/2.0 (+1)	1,432 (-3%)	1mo	$149,900	$105	80
428 N 35th St	0.42mi	3/1.5	1,420 (-4%)	2mo	$110,000	$77	73
801 N 46 St	0.41mi	3/2.0	1,414 (-4%)	7mo	$154,000	$109	66
919 Clifton Ct	0.63mi	3/1.5	1,455 (-1%)	4mo	$176,000	$121	66
1015 N 41st St	0.36mi	3/2.0	1,300 (-12%)	2mo	$167,900	$129	60
634 Clifton Ct	0.55mi	2/2.0 (-1)	1,555 (+6%)	1mo	$90,000	$58	58
4321 Free Ferry Ln	0.40mi	3/1.5	1,266 (-14%)	2mo	$195,000	$154	56
1123 N 41st St	0.44mi	4/1.5 (+1)	1,678 (+14%)	2mo	$156,000	$93	50
1301 N 46th St	0.61mi	3/2.0	1,280 (-13%)	1mo	$171,500	$134	47
1205 N 40th St	0.47mi	2/1.0 (-1)	1,307 (-11%)	7mo	$79,000	$60	46

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 · 4.9% rent growth · sell at horizon

5-year hold

• IRR: -26.9%
• Equity multiple: 0.08×
• Total profit: $-45,189
• Equity at exit: $26,154

10-year hold

• IRR: -19.1%
• Equity multiple: -0.10×
• Total profit: $-54,182
• Equity at exit: $15,166

Cash invested: $49,114 (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 72903

• Rents YoY: 4.9%
• Active inventory: 197

Monthly cashflow live

• Estimated rent: $1,156 high
• Mortgage (P&I): −$920
• Tax est. 1.5%: −$219 /mo · $2,631/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-299

Break-even live

Break-even rent $1,534

Max offer price $132,160

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: $43,852
• Closing costs: $5,262
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	0.23mi
813 N 48th St Fort Smith, AR	2.0	1.0	1170	$800	$0.68	21d	1	0.52mi
3101 Park Ave Fort Smith, AR	3.0	2.0	1634	$1,650	$1.01	13d	1	0.68mi
4911 Free Ferry Rd Unit Vi Fort Smith, AR	2.0	2.0	1232	$1,150	$0.93	21d	1	0.69mi
3014 Presley St Unit FB44 Fort Smith, AR	2.0	1.5	1040	$925	$0.89	21d	1	0.74mi
3014 Presley St Fort Smith, AR	1.0–2.0	1.0–1.5	782	$925	$1.18	13d	4	0.74mi
1453 N 35th St Fort Smith, AR	2.0	1.0	913	$900	$0.99	21d	1	0.81mi
1331 S 46th St Fort Smith, AR	1.0–2.0	1.0–1.5	1075	$1,150	$1.07	13d	6	0.83mi
3906 S N St Unit 3904 Fort Smith, AR	2.0	1.5	1024	$800	$0.78	21d	1	0.83mi
501 N May Ave Fort Smith, AR	2.0	1.0	1022	$825	$0.81	21d	1	0.88mi
3500 S N St Fort Smith, AR	1.0–2.0	1.0–1.5	834	$935	$1.12	21d	1	0.93mi
400 Lincoln Ln Fort Smith, AR	1.0–4.0	1.0–4.0	1425	$1,182	$0.83	13d	16	1.01mi
406 Rockefeller Pl Fort Smith, AR	4.0	4.0	1800	$1,699	$0.94	21d	1	1.03mi
5700 Grand Ave Fort Smith, AR	3.0	2.0	1605	$1,500	$0.93	21d	1	1.09mi
5900 Kinkead Ave Fort Smith, AR	1.0–3.0	1.0–2.0	870	$895	$1.03	13d	18	1.14mi
5801 Kinkead Ave Fort Smith, AR	1.0–3.0	1.0–2.0	805	$875	$1.09	13d	7	1.15mi
2820 S O St Fort Smith, AR	2.0	1.5	1024	$875	$0.85	21d	1	1.24mi
4300 Wynnewood Dr Unit 2 Fort Smith, AR	2.0	2.0	1200	$1,100	$0.92	21d	1	1.36mi
5200 S U St Apt 56 Fort Smith, AR	2.0	2.0	980	$745	$0.76	21d	1	1.47mi
60 Jeffrey Way Unit 1 Fort Smith, AR	2.0	2.0	1772	$1,900	$1.07	13d	1	1.47mi
5200 S U St Unit 141 Fort Smith, AR	3.0	2.0	1190	$850	$0.71	21d	1	1.48mi

Listing history 17 events

1. 2026-06-19
   days on market $1 Active 27 DOM
2. 2026-06-18
   days on market $1 Active 26 DOM
3. 2026-06-17
   days on market $1 Active 25 DOM
4. 2026-06-16
   days on market $1 Active 24 DOM
5. 2026-06-15
   days on market $1 Active 23 DOM
6. 2026-06-14
   days on market $1 Active 21 DOM
7. 2026-06-13
   days on market $1 Active 20 DOM
8. 2026-06-10
   days on market $1 Active 18 DOM
9. 2026-06-09
   days on market $1 Active 17 DOM
10. 2026-06-08
    days on market $1 Active 16 DOM
11. 2026-06-07
    days on market $1 Active 15 DOM
12. 2026-06-03
    days on market $1 Active 11 DOM
13. 2026-06-02
    days on market $1 Active 10 DOM
14. 2026-06-01
    days on market $1 Active 9 DOM
15. 2026-05-31
    days on market $1 Active 8 DOM
16. 2026-05-30
    days on market $1 Active 7 DOM
17. 2026-05-22
    listed $1 Active

ⓘ 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 1/10 Low
• 🌡 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: $13,873
• − Mortgage interest: −$9,825
• − Property taxes: −$2,631
• − Insurance: −$877
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$5,103
• Taxable loss: −$6,783
• Est. tax savings @ 24.0%: +$1,628
• After-tax cash flow: $-1,959/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.

Condition & rehab AI · 20 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathroom, paint the interior walls, and replace the carpet. It has a good roof and HVAC system, making it a good investment property.

Repairs flagged

• Minor kitchen countertops — dated and worn
• Minor bathroom countertops — dated and worn
• Minor exterior siding — some discoloration

Value-add opportunities

• Resale update kitchen countertops — modernizes the space and adds value
• Resale update bathroom countertops — modernizes the space and adds value
• Both paint interior walls — updates the look and adds value
• Both replace carpeting — updates the look and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · dated and worn	Minor	$500–3,000
bathroom countertops · dated and worn	Minor	$500–3,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale update kitchen countertops — modernizes the space and adds value ↑
• Resale update bathroom countertops — modernizes the space and adds value ↑
• Both paint interior walls — updates the look and adds value ↑
• Both replace carpeting — updates the look and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 27,242
• Household income: $61,434
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1009.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 10% Two or more races 10% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Serbian 2% Iranian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 7% Vietnamese 2% Other Asian/Pacific 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: ▼ -183.19%
• Current HPI: 201.125
• Rent YoY: ▲ 4.90%
• 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

Property tax history

-44.1%/yr

Latest (2022): $2 · +0.0% YoY. Source: county tax records.