9100 Gary St · Fort Smith, AR 72903

$199,500

4 bd · 2.0 ba · 1,385 sqft · SingleFamily public records · 20 Days on market

Built 1979 10,363 sqft lot Est $166k · 20% over

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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).

• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location. 4 bedroom, 2 bath home with 2 car garage and privacy fence on corner lot. Just minutes away from Schools, Grocery Stores, Shopping, Restaurants and Hospitals.

Key facts

• Covered patio
• 0.24 acre lot
• Garage

Tags

• FIREPLACE IN LIVING AREA
• KITCHEN OPEN TO DINING ROOM
• COVERED PATIO
• PRIVACY FENCED BACK YARD
• UPDATES INCLUDE BREAKER BOX
• UPDATES INCLUDE BOTH BATHROOMS

Property features AI

Finance

• HOA & community: Subdivision: Rivermont #2

Exterior

• Parking: Attached garage with 2 covered spaces; Concrete driveway; Garage door opener; Workshop in garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Water available; Sewer available
• Home design: Single-family residence; One-level / single-story; Brick construction; Slab foundation
• Construction: Brick exterior; Shingle roof; Slab foundation
• Exterior features: Covered patio; Patio; Privacy wood fencing in back yard; Corner city lot; Public maintained road; Curbs

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator; Plumbed for ice maker
• Bedrooms: Bedrooms present (details not provided)
• Flooring: Carpet; Ceramic tile; Laminate; Simulated wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Pantry; Drapes; Fireplace in family room
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $50 ($600/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (18.6% below list).
• Recommended offer: $162k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: John P. Woods Elem. School (math 64% / reading 61%, grade B, #30 of 454 statewide, top 6%, 487 students, 43% FRL); L. A. Chaffin Jr. High School (math 53% / reading 65%, grade B, #13 of 201 statewide, top 7%, 725 students, 54% FRL); Southside High School (math 36% / reading 53%, grade F, #31 of 292 statewide, top 12%, 1,956 students, 47% FRL) — zoned schools average 48% FRL vs 64% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 55% at this address vs 37% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Fort Smith School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.9%/yr); 200 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 388 units permitted in Sebastian County in 2024 (16 in 5+ unit buildings).
• This rent runs 32% of the median local income ($61k/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 20 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $162,481 (18.6% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $166,200
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9100 Gary St	0.00mi	4/2.0	1,385 (0%)	0mo	$199,500	$144	100
3200 S 94 Cir	0.26mi	3/2.0 (-1)	1,444 (+4%)	1mo	$135,000	$93	75
9213 Fresno St	0.13mi	3/2.0 (-1)	1,372 (-1%)	17mo	$180,000	$131	74
9313 Enid St	0.21mi	3/2.0 (-1)	1,296 (-6%)	2mo	$147,000	$113	73
3409 S 95th St	0.23mi	3/2.0 (-1)	1,469 (+6%)	4mo	$210,000	$143	71
3219 95th St	0.27mi	3/2.0 (-1)	1,300 (-6%)	14mo	$92,000	$71	60
9313 Houston St	0.15mi	3/2.0 (-1)	1,536 (+11%)	14mo	$185,000	$120	58
8814 Fresno St	0.20mi	3/2.0 (-1)	1,259 (-9%)	16mo	$116,600	$93	57
9305 S Fresno St	0.14mi	3/2.0 (-1)	1,569 (+13%)	20mo	$219,000	$140	50
3105 100th St	0.66mi	3/2.0 (-1)	1,568 (+13%)	7mo	$175,000	$112	36
4400 S 88th St	0.65mi	3/2.0 (-1)	1,542 (+11%)	14mo	$200,000	$130	34

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: -12.7%
• Equity multiple: 0.53×
• Total profit: $-26,044
• Equity at exit: $29,746

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-5,340
• Equity at exit: $17,249

Cash invested: $55,860 (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: 200
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$104 /mo · $1,251/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $50

Break-even live

Break-even rent $1,562

Max offer price $199,500

Occupancy floor 92%

Sensitivity live

Price	-10% $163	-5% $106	+0% $50	+5% $-6	+10% $-63
Rent	-10% $-78	-5% $-14	+0% $50	+5% $114	+10% $178
Rate	-1.0pp $150	-0.5pp $101	base $50	+0.5pp $-2	+1.0pp $-54

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9313 Houston St Fort Smith, AR	3.0	2.0	1536	$1,600	$1.04	23d	1	0.17mi
9500 S Dallas St Fort Smith, AR	2.0–3.0	2.0–2.5	1297	$1,450	$1.12	15d	1	0.34mi
9500 Dallas St Fort Smith, AR	3.0	2.5	1460	$1,450	$0.99	23d	1	0.35mi
2912 S 100th St Fort Smith, AR	3.0	2.0	1758	$1,850	$1.05	15d	1	0.72mi
1512 14th Cir Barling, AR	3.0	1.5	1169	$1,150	$0.98	15d	1	1.31mi
1917 Casey Ct Barling, AR	3.0	2.0	1250	$1,495	$1.20	15d	1	1.46mi
1917 Yellowstone Dr Barling, AR	3.0	2.0	1250	$1,850	$1.48	23d	1	1.50mi

Listing history 12 events

1. 2026-04-30
   status Pending
2. 2026-04-17
   price $199,500
3. 2026-04-10
   listed $210,000 Active
4. 2024-09-20
   soldstatus $182,000
5. 2024-09-17
   soldstatus $182,000 Closed 174-char remark

   Show marketing remark (174 chars)

   Great Location. 4 bedroom, 2 bath home with 2 car garage and privacy fence on corner lot. Just minutes away from Schools, Grocery Stores, Shopping, Restaurants and Hospitals.

6. 2024-08-18
   status Pending 174-char remark

   Show marketing remark (174 chars)

   Great Location. 4 bedroom, 2 bath home with 2 car garage and privacy fence on corner lot. Just minutes away from Schools, Grocery Stores, Shopping, Restaurants and Hospitals.

7. 2024-08-04
   listed $190,000 Active 174-char remark

   Show marketing remark (174 chars)

   Great Location. 4 bedroom, 2 bath home with 2 car garage and privacy fence on corner lot. Just minutes away from Schools, Grocery Stores, Shopping, Restaurants and Hospitals.

8. 2023-06-12
   soldstatus $170,000
9. 2023-06-09
   soldstatus $170,000 Closed 25-char remark

   Show marketing remark (25 chars)

   Nice home with 4 bedrooms

10. 2023-05-04
    listed $170,000 25-char remark

    Show marketing remark (25 chars)

    Nice home with 4 bedrooms

11. 2023-05-04
    historical 25-char remark

    Show marketing remark (25 chars)

    Nice home with 4 bedrooms

12. 1979-07-18
    soldstatus $44,000

ⓘ 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: $1,251 · $104/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$25/yr (+$2/mo · 2.0%)

ⓘ 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 4/10 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: $19,498
• − Mortgage interest: −$11,175
• − Property taxes: −$1,251
• − Insurance: −$998
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$5,804
• Taxable loss: −$2,850
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $1,284/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): 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

Price history

+353.4% since first listed

12 events — show timeline

• 2026-04-30 Pending — WRVBOR
• 2026-04-17 Price Changed $199,500 WRVBOR
• 2026-04-10 Listed $210,000 WRVBOR
• 2024-09-20 Sold (Public Records) $182,000 Public Records
• 2024-09-17 Sold (MLS) $182,000 NWARMLS
• 2024-08-18 Pending — NWARMLS
• 2024-08-04 Listed $190,000 NWARMLS
• 2023-06-12 Sold (Public Records) $170,000 Public Records
• 2023-06-09 Sold (MLS) $170,000 WRVBOR
• 2023-05-04 Delisted — WRVBOR
• 2023-05-04 Listed $170,000 WRVBOR
• 1979-07-18 Sold (Public Records) $44,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,251 · +90.6% YoY. Source: county tax records.