614 N 8th St · Fort Smith, AR 72901

$57,999

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 33 Days on market

7,841 sqft lot Est $55k · 6% over ↓ 11% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.7/15.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Older 1,092 sq. ft. home with 2 bedrooms & 1 bath. Priced to sell

Key facts

• 7,841 sq ft lot
• Listed 33 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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: Howard Elementary School (math 22% / reading 22%, grade F, #365 of 454 statewide, top 82%, 263 students, 92% FRL); William O. Darby Jr. High Sch. (math 20% / reading 30%, grade F, #164 of 201 statewide, top 82%, 700 students, 87% FRL); Northside High School (math 12% / reading 27%, grade F, #239 of 292 statewide, top 85%, 2,433 students, 74% FRL) — zoned schools average 84% FRL vs 64% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 37% district-wide (-15 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 (+4.4%/yr); 174 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $401 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 + 4.4% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,259 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.61% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.43%
• DSCR: 2.22
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $54,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 N 8th St	0.00mi	2/1.0	1,092 (0%)	1mo	$55,000	$50	99
902 N 7th St	0.18mi	2/1.0	1,098 (+0%)	8mo	$110,000	$100	84
913 N 7th St	0.20mi	2/2.0	1,154 (+6%)	10mo	$155,000	$134	69
1110 N 5th St	0.37mi	1/1.0 (-1)	1,166 (+7%)	2mo	$96,800	$83	65
1711 N J St	0.60mi	2/1.0	1,028 (-6%)	3mo	$50,000	$49	60
1808 N M St	0.64mi	3/1.0 (+1)	1,088 (-0%)	8mo	$27,000	$25	58
1216 N 12th St	0.48mi	3/1.0 (+1)	1,045 (-4%)	17mo	$8,000	$8	52
1221 14th St	0.55mi	3/1.0 (+1)	1,120 (+3%)	19mo	$80,000	$71	50
1716 N J St	0.61mi	3/1.5 (+1)	1,196 (+10%)	5mo	$60,000	$50	45
1809 N Short L St	0.64mi	3/1.0 (+1)	960 (-12%)	21mo	$45,650	$48	28

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 · 4.37% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 1.96×
• Total profit: $15,546
• Equity at exit: $8,648

10-year hold

• IRR: 31.7%
• Equity multiple: 4.05×
• Total profit: $49,464
• Equity at exit: $5,015

Cash invested: $16,240 (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 72901

• Rents YoY: 4.4%
• Active inventory: 174
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $934 high
• Mortgage (P&I): −$304
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $371

Break-even live

Break-even rent $464

Max offer price $57,999

Occupancy floor 55%

Sensitivity live

Price	-10% $404	-5% $388	+0% $371	+5% $355	+10% $338
Rent	-10% $297	-5% $334	+0% $371	+5% $408	+10% $445
Rate	-1.0pp $400	-0.5pp $386	base $371	+0.5pp $356	+1.0pp $341

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1218 D St N Unit 1218 Fort Smith, AR	1.0	1.0	726	$550	$0.76	21d	1	0.35mi
101 N 11th St Fort Smith, AR	1.0–2.0	1.0–2.0	806	$1,115	$1.38	4d	9	0.38mi
101 N 11th St Unit 112 Fort Smith, AR	2.0	2.0	1040	$1,240	$1.19	21d	1	0.39mi
109 N 3rd St Fort Smith, AR	1.0–2.0	1.0–2.5	1066	$1,300	$1.22	4d	2	0.52mi
601 S 14th St Unit 8 Fort Smith, AR	1.0	1.0	700	$495	$0.71	21d	1	0.90mi
800 S 19th St Fort Smith, AR	2.0	1.0	1286	$1,095	$0.85	4d	1	1.06mi
2905 Alabama Ave Fort Smith, AR	1.0	1.0	711	$795	$1.12	4d	1	1.08mi
501 N May Ave Fort Smith, AR	2.0	1.0	1022	$825	$0.81	21d	1	1.15mi
1117 N 32nd St Fort Smith, AR	2.0	1.0	744	$850	$1.14	14d	1	1.17mi
1801 Wirsing Ave Unit B Fort Smith, AR	2.0	1.0	896	$995	$1.11	14d	1	1.19mi
802 S 25th St Fort Smith, AR	1.0	1.0	716	$745	$1.04	12d	2	1.24mi
2322 S I St Fort Smith, AR	1.0–2.0	1.0	755	$895	$1.19	12d	2	1.31mi
1453 N 35th St Fort Smith, AR	2.0	1.0	913	$900	$0.99	21d	1	1.37mi
2409 N 30th St Unit 1 Fort Smith, AR	2.0	2.5	1258	$950	$0.76	21d	1	1.37mi
1307 S 17th St Fort Smith, AR	3.0	1.5	1161	$1,150	$0.99	21d	1	1.39mi
2500 Dodson Ave Unit 1 Fort Smith, AR	2.0	1.0	700	$695	$0.99	14d	1	1.48mi
1907 S N St Fort Smith, AR	2.0	1.0	1114	$950	$0.85	21d	1	1.49mi

Listing history 9 events

1. 2026-04-27
   status Pending

   Show marketing remark (71 chars)

   Older 1,092 sq. ft. home with 2 bedrooms & 1 bath. Priced to sell

2. 2026-04-27
   status Pending 71-char remark

   Show marketing remark (71 chars)

   Older 1,092 sq. ft. home with 2 bedrooms & 1 bath. Priced to sell

3. 2026-04-21
   price $57,999 71-char remark

   Show marketing remark (71 chars)

   Older 1,092 sq. ft. home with 2 bedrooms & 1 bath. Priced to sell

4. 2026-04-13
   price $57,999
5. 2026-03-23
   status Active 71-char remark

   Show marketing remark (71 chars)

   Older 1,092 sq. ft. home with 2 bedrooms & 1 bath. Priced to sell

6. 2026-03-23
   price $64,999 71-char remark

   Show marketing remark (71 chars)

   Older 1,092 sq. ft. home with 2 bedrooms & 1 bath. Priced to sell

7. 2026-03-23
   listed $64,999 Active

   Show marketing remark (71 chars)

   Older 1,092 sq. ft. home with 2 bedrooms & 1 bath. Priced to sell

8. 2026-03-21
   historical 71-char remark

   Show marketing remark (71 chars)

   Older 1,092 sq. ft. home with 2 bedrooms & 1 bath. Priced to sell

9. 2026-02-23
   listed $1 Active 71-char remark

   Show marketing remark (71 chars)

   Older 1,092 sq. ft. home with 2 bedrooms & 1 bath. 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: $462 · $38/mo
• Projected year-2 tax: $462 · $38/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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 2% 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: $11,211
• − Mortgage interest: −$3,249
• − Property taxes: −$462
• − Insurance: −$290
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$1,687
• Taxable income: $3,729
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $3,560/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): 19,819
• Household income: $42,851
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1117.0

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 0.60)
• Race & ethnicity: White 60% Hispanic / Latino 17% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Guatemala
• Languages at home: 83% English-only · Spanish 14% Other Asian/Pacific 1% Vietnamese 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: ▼ -173.82%
• Current HPI: 172.3777
• Rent YoY: ▲ 4.37%
• 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

-10.8% since first listed

9 events — show timeline

• 2026-04-27 Pending — WRVBOR
• 2026-04-27 Pending — NWARMLS
• 2026-04-21 Price Changed $57,999 NWARMLS
• 2026-04-13 Price Changed $57,999 WRVBOR
• 2026-03-23 Relisted — NWARMLS
• 2026-03-23 Price Changed $64,999 NWARMLS
• 2026-03-23 Listed $64,999 WRVBOR
• 2026-03-21 Delisted — NWARMLS
• 2026-02-23 Listed $1 NWARMLS

Property tax history

+3.3%/yr

Latest (2025): $462 · +8.9% YoY. Source: county tax records.