1805 T St · Fort Smith, AR 72901

$98,000

3 bd · 1.0 ba · 1,612 sqft · SingleFamily public records · 93 Days on market

10,411 sqft lot

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Why this score? — see what drove the C+ 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 +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

good Investment property or 1st time home buyer on a small budget, newer roof, and large building in back 3 bedroom 1 bath

Key facts

• 0.24 acre lot
• Listed 92 days

Property features AI

Exterior

• Utilities: Electricity available
• Home design: Single family residence; House; One- and two-level layout; Entry faces unspecified
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch; Partial fencing; Cleared lot; Public maintained road access

Interior

• Kitchen: Range; Electric water heater
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Fairview Elementary School (math 50% / reading 38%, grade F, #164 of 454 statewide, top 37%, 458 students, 77% 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) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 176 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% of the median local income ($43k/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 $678 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $89,180 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.13% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.56%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $199,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2104 S S St	0.20mi	3/2.0	1,694 (+5%)	2mo	$210,000	$124	76
2115 Packard Pl	0.46mi	3/2.0	1,577 (-2%)	4mo	$170,000	$108	68
2311 S N St	0.55mi	3/1.0	1,534 (-5%)	2mo	$200,000	$130	65
2204 S 26th St	0.53mi	3/1.0	1,531 (-5%)	6mo	$208,000	$136	62
2825 S 18th St	0.53mi	3/2.0	1,668 (+4%)	6mo	$170,000	$102	60
33 Ferndale St	0.63mi	3/2.0	1,604 (-0%)	7mo	$239,000	$149	60
2216 S X St	0.42mi	3/2.0	1,771 (+10%)	1mo	$235,500	$133	59
2105 S R St	0.24mi	2/1.0 (-1)	1,382 (-14%)	6mo	$161,000	$116	56
2018 S U St	0.17mi	4/3.0 (+1)	1,848 (+15%)	4mo	$184,200	$100	51
2222 S Q St	0.36mi	4/2.0 (+1)	1,829 (+14%)	4mo	$230,000	$126	49
2035 S L St	0.56mi	3/1.0	1,425 (-12%)	8mo	$73,700	$52	48
2307 S M St	0.59mi	2/1.0 (-1)	1,424 (-12%)	7mo	$115,000	$81	42

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,474
• Equity at exit: $14,612

10-year hold

• IRR: 13.1%
• Equity multiple: 2.10×
• Total profit: $30,255
• Equity at exit: $8,473

Cash invested: $27,440 (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: 176
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,107 high
• Mortgage (P&I): −$514
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $264

Break-even live

Break-even rent $772

Max offer price $98,000

Occupancy floor 71%

Sensitivity live

Price	-10% $320	-5% $292	+0% $264	+5% $237	+10% $209
Rent	-10% $177	-5% $221	+0% $264	+5% $308	+10% $352
Rate	-1.0pp $314	-0.5pp $289	base $264	+0.5pp $239	+1.0pp $213

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 S 17th St Unit D Fort Smith, AR	3.0	2.0	1123	$975	$0.87	22d	1	0.11mi
1907 S N St Fort Smith, AR	2.0	1.0	1114	$950	$0.85	22d	1	0.40mi
2307 S 23rd St Fort Smith, AR	3.0	2.5	1356	$1,595	$1.18	22d	1	0.43mi
1307 S 17th St Fort Smith, AR	3.0	1.5	1161	$1,150	$0.99	22d	1	0.48mi
2800 Wharton Cir Unit 2323 Fort Smith, AR	2.0	2.0	1240	$925	$0.75	14d	1	0.76mi
800 S 19th St Fort Smith, AR	2.0	1.0	1286	$1,095	$0.85	4d	1	0.84mi
704 S 26th St Fort Smith, AR	2.0	2.0	1892	$1,700	$0.90	22d	1	1.01mi
3101 Park Ave Fort Smith, AR	3.0	2.0	1634	$1,650	$1.01	14d	1	1.38mi

Listing history 25 events

1. 2026-06-21
   days on market $98,000 Active 93 DOM
2. 2026-06-19
   days on market $98,000 Active 91 DOM
3. 2026-06-18
   days on market $98,000 Active 90 DOM
4. 2026-06-17
   days on market $98,000 Active 89 DOM
5. 2026-06-16
   days on market $98,000 Active 88 DOM
6. 2026-06-15
   days on market $98,000 Active 87 DOM
7. 2026-06-14
   days on market $98,000 Active 85 DOM
8. 2026-06-13
   days on market $98,000 Active 84 DOM
9. 2026-06-10
   days on market $98,000 Active 82 DOM
10. 2026-06-09
    days on market $98,000 Active 81 DOM
11. 2026-06-08
    days on market $98,000 Active 80 DOM
12. 2026-06-07
    days on market $98,000 Active 79 DOM
13. 2026-06-03
    days on market $98,000 Active 75 DOM
14. 2026-06-02
    days on market $98,000 Active 74 DOM
15. 2026-06-01
    days on market $98,000 Active 73 DOM
16. 2026-05-31
    days on market $98,000 Active 72 DOM
17. 2026-05-30
    days on market $98,000 Active 71 DOM
18. 2026-05-21
    price $98,000
19. 2026-03-20
    listed $102,000 Active
20. 2025-11-12
    price $95,000
21. 2025-08-28
    price $105,000
22. 2025-07-23
    listed $120,000 Active
23. 2018-08-20
    soldstatus $412,000
24. 2017-04-05
    soldstatus $20,000 122-char remark

    Show marketing remark (122 chars)

    good Investment property or 1st time home buyer on a small budget, newer roof, and large building in back 3 bedroom 1 bath

25. 2017-01-03
    listed $29,900 122-char remark

    Show marketing remark (122 chars)

    good Investment property or 1st time home buyer on a small budget, newer roof, and large building in back 3 bedroom 1 bath

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $665 · $55/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $13,283
• − Mortgage interest: −$5,490
• − Property taxes: −$665
• − Insurance: −$490
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$2,851
• Taxable income: $1,662
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $2,772/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

+227.8% since first listed

8 events — show timeline

• 2026-05-21 Price Changed $98,000 WRVBOR
• 2026-03-20 Listed $102,000 WRVBOR
• 2025-11-12 Price Changed $95,000 WRVBOR
• 2025-08-28 Price Changed $105,000 WRVBOR
• 2025-07-23 Listed $120,000 WRVBOR
• 2018-08-20 Sold (Public Records) $412,000 Public Records
• 2017-04-05 Sold (MLS) $20,000 WRVBOR
• 2017-01-03 Listed $29,900 WRVBOR

Property tax history

+3.4%/yr

Latest (2025): $665 · +8.9% YoY. Source: county tax records.