9300 Darlington Cir · Fort Smith, AR 72908

$170,000

3 bd · 2.0 ba · 1,429 sqft · SingleFamily public records · 15 Days on market

Built 1991 0.38 ac lot Est $216k · 21% under

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Why this score? — see what drove the D+ 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +3.2/10.0
• 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

Welcome investors. Location is key for this 3 bedroom, 2 bath home at the bottom of Fianna Hills. Excellent rental location. Near schools and I 540. New roof in 2025. Property to be sold as is.

Key facts

• New roof
• 0.38 acre lot
• Garage

Tags

• NEW ROOF

Property features AI

Exterior

• Parking: Attached garage with 2 covered spaces; Concrete driveway
• Security: Smoke detector(s)
• Utilities: Cable available; Electricity available; Natural gas available; Public sewer
• Home design: Single-family residence; One story; Fixer condition
• Construction: Brick construction; Shingle roof; Slab foundation; House
• Exterior features: Deck; Back yard fence; Located on a cul-de-sac; City lot

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Gas water heater
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Natural Gas); Central electric air conditioning
• Interior features: Wood-burning fireplace; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $66 ($790/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 $139k (18.1% below list).
• Recommended offer: $139k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Elmer H. Cook Elem. School (math 64% / reading 53%, grade B-, #45 of 454 statewide, top 10%, 500 students, 56% FRL); Ramsey Junior High School (math 37% / reading 47%, grade D-, #78 of 201 statewide, top 40%, 832 students, 67% FRL); Southside High School (math 36% / reading 53%, grade F, #31 of 292 statewide, top 12%, 1,956 students, 47% FRL).
• Market conditions: 97 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 15 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $170k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,193 (18.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $215,779
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9400 Darlington Cir	0.05mi	3/2.0	1,482 (+4%)	5mo	$210,000	$142	87
3504 Glen Flora Way	0.47mi	3/2.0	1,452 (+2%)	5mo	$220,000	$152	71
8801 S 35th Ter	0.52mi	3/2.0	1,422 (-0%)	9mo	$180,000	$127	67
3528 Muirfield Cir	0.36mi	3/2.0	1,620 (+13%)	1mo	$160,000	$99	60
3509 Coventry Ln	0.48mi	3/2.0	1,554 (+9%)	4mo	$200,000	$129	59
8914 S 30th St	0.75mi	3/2.0	1,454 (+2%)	4mo	$220,000	$151	58
3512 Glen Flora	0.45mi	3/2.0	1,609 (+13%)	2mo	$264,000	$164	56
3412 Kendall Ave	0.59mi	3/2.0	1,584 (+11%)	7mo	$194,000	$122	49
3219 Iola Ave	0.73mi	3/2.0	1,298 (-9%)	3mo	$174,500	$134	48
9005 Carson Way	0.60mi	3/2.0	1,626 (+14%)	9mo	$325,000	$200	42
9123 S 30th St	0.74mi	3/2.0	1,598 (+12%)	8mo	$285,000	$178	39
9109 S 30th St	0.71mi	3/2.5	1,642 (+15%)	2mo	$289,000	$176	38

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-23,421
• Equity at exit: $25,348

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-15,263
• Equity at exit: $14,698

Cash invested: $47,600 (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 72908

• Active inventory: 97
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$891
• Tax from tax record: −$71 /mo · $858/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $66

Break-even live

Break-even rent $1,309

Max offer price $170,000

Occupancy floor 90%

Sensitivity live

Price	-10% $162	-5% $114	+0% $66	+5% $18	+10% $-30
Rent	-10% $-44	-5% $11	+0% $66	+5% $121	+10% $176
Rate	-1.0pp $151	-0.5pp $109	base $66	+0.5pp $22	+1.0pp $-23

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3406 Erin Oaks Ct Fort Smith, AR	3.0	2.0	1715	$2,000	$1.17	23d	1	0.43mi
8516 S 35th Ter Fort Smith, AR	3.0	2.0	1294	$1,200	$0.93	23d	1	0.67mi
8605 S 32nd Ter Fort Smith, AR	3.0	1.5	1196	$1,600	$1.34	15d	1	0.76mi
2807 Fairway Hamlet Ct Fort Smith, AR	3.0	2.0	1319	$1,400	$1.06	23d	1	0.83mi
3305 Grinnell Ave Fort Smith, AR	3.0	1.5	1140	$1,200	$1.05	15d	1	0.83mi
8817 S 28th St Unit 13-4 Fort Smith, AR	2.0	2.0	975	$900	$0.92	23d	1	0.85mi
2601 Oakview Rd Unit 2609-03 Fort Smith, AR	2.0	2.0	920	$825	$0.90	23d	1	1.01mi
8500 S 28th St Unit 8502-09 Fort Smith, AR	2.0	2.0	920	$825	$0.90	23d	1	1.07mi
7511 Millennium Dr Fort Smith, AR	2.0	2.0	1275	$1,200	$0.94	23d	1	1.36mi
1709 Brooken Hill Dr Fort Smith, AR	2.0	2.0	1043	$1,100	$1.05	15d	1	1.47mi

Listing history 8 events

1. 2026-06-03
   status $170,000 Pending 15 DOM
2. 2026-06-02
   days on market $170,000 Active 15 DOM
3. 2026-06-01
   days on market $170,000 Active 14 DOM
4. 2026-05-31
   days on market $170,000 Active 13 DOM
5. 2026-05-30
   days on market $170,000 Active 12 DOM
6. 2026-05-15
   listed $170,000 Active
7. 1992-07-08
   soldstatus $74,000
8. 1992-04-13
   soldstatus $16,000

ⓘ 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: $858 · $71/mo
• Projected year-2 tax: $1,088 · $91/mo
• Expected delta: +$230/yr (+$19/mo · 26.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 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: $16,703
• − Mortgage interest: −$9,523
• − Property taxes: −$858
• − Insurance: −$850
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$4,945
• Taxable loss: −$2,145
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $1,305/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): 14,288
• Household income: $72,732
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 354.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 9% Asian 6% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Lithuanian 4% Italian 1%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 90% English-only · Spanish 4% Vietnamese 3% Other Asian/Pacific 2%

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: ▼ -136.01%
• Current HPI: 202.0886
• 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

+962.5% since first listed

3 events — show timeline

• 2026-05-15 Listed $170,000 WRVBOR
• 1992-07-08 Sold (Public Records) $74,000 Public Records
• 1992-04-13 Sold (Public Records) $16,000 Public Records

Property tax history

-3.2%/yr

Latest (2025): $858 · -4.9% YoY. Source: county tax records.