1901 S Y St · Fort Smith, AR 72901

$122,500

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 396 Days on market

6,969 sqft lot Est $124k · at est.

---

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 +14.6/30.0
• ARV discount +8.2/15.0
• DSCR +4.5/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Recently remodeled 3 bedroom 1 bath home located on a quiet street in the established Park Hill Area. This home features tons of charm, including hardwood floors and multiple updates throughout. Inside you’ll find a large living room, formal dining, laundry room, and a fenced backyard. Recent new roof, storage shed and retaining wall in backyard perfect for pets. Walk to the nearby Hillcrest Neighborhood Park.

Key facts

• Formal dining
• Laundry room
• Large living room

Tags

• REMODELED HOME
• HARDWOOD FLOORS
• LARGE LIVING ROOM
• FORMAL DINING
• LAUNDRY ROOM
• FENCED BACKYARD

Property features AI

Finance

• HOA & community: Monthly association fee; Curbs; Near fire station; Near schools

Exterior

• Parking: Concrete driveway
• Utilities: Electricity available; Natural gas available; Public water; Sewer available
• Home design: Single-story; Faces south; Residential zoning
• Construction: Vinyl siding; Architectural shingle roof; Block foundation; Age unknown
• Exterior features: Concrete driveway; Porch; Back yard fencing; Corner lot; Cleared lot; Sloped lot; City lot; Central business district location; Public paved road frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Laminate; Simulated wood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric cooling
• Interior features: Attic; Built-in features; Ceiling fan(s); Eat-in kitchen; Storage; Window treatments; Blinds
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $29 ($353/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 $99k (19.2% below list).
• Recommended offer: $99k (19.2% 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: 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $847 of loan paydown is wiped out by about $4k 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 396 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $52k (30%) 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 $99,027 (19.2% below list)

Questions for the listing agent

1. It's been on market 396 days. Have you received any prior offers? Is the seller open to a 19% 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. 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?
7. 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.
8. 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.
9. 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: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $124,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2013 S Z St	0.12mi	3/2.0	1,248 (+8%)	6mo	$172,500	$138	72
3220 S 16th St	0.47mi	3/2.0	1,104 (-4%)	0mo	$67,250	$61	67
1623 S V St	0.23mi	2/1.0 (-1)	1,274 (+11%)	2mo	$143,000	$112	64
1622 X St	0.13mi	2/1.0 (-1)	984 (-15%)	2mo	$85,000	$86	63
2115 Country Club Dr	0.22mi	3/1.5	1,298 (+13%)	6mo	$110,000	$85	62
2015 S Q St	0.54mi	3/1.0	1,066 (-8%)	2mo	$115,000	$108	61
2412 S Greenwood Ave	0.55mi	2/2.0 (-1)	1,142 (-1%)	6mo	$160,000	$140	59
1504 Lexington Ave	0.73mi	2/1.0 (-1)	1,176 (+2%)	4mo	$65,000	$55	55
2116 S P St	0.60mi	2/1.0 (-1)	1,088 (-6%)	5mo	$150,000	$138	54
1615 R St	0.48mi	2/1.0 (-1)	1,004 (-13%)	2mo	$99,900	$100	50
1911 S 12th St	0.53mi	2/1.0 (-1)	1,314 (+14%)	3mo	$71,000	$54	44
2100 S N St	0.72mi	2/2.0 (-1)	1,318 (+14%)	7mo	$169,900	$129	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: -13.3%
• Equity multiple: 0.51×
• Total profit: $-16,637
• Equity at exit: $18,265

10-year hold

• IRR: -2.6%
• Equity multiple: 0.81×
• Total profit: $-6,410
• Equity at exit: $10,592

Cash invested: $34,300 (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: 10.3×

Monthly cashflow live

• Estimated rent: $990 high
• Mortgage (P&I): −$642
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $29

Break-even live

Break-even rent $953

Max offer price $122,500

Occupancy floor 92%

Sensitivity live

Price	-10% $99	-5% $64	+0% $29	+5% $-5	+10% $-40
Rent	-10% $-49	-5% $-10	+0% $29	+5% $69	+10% $108
Rate	-1.0pp $91	-0.5pp $61	base $29	+0.5pp $-2	+1.0pp $-35

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	23d	1	0.27mi
1915 S U St Unit A Fort Smith, AR	2.0	2.0	900	$975	$1.08	23d	1	0.28mi
2307 S 23rd St Fort Smith, AR	3.0	2.5	1356	$1,595	$1.18	23d	1	0.36mi
2301 S V St Unit 7 Fort Smith, AR	2.0	1.0	795	$550	$0.69	23d	1	0.38mi
1624 Fresno St Fort Smith, AR	1.0–2.0	1.0	785	$895	$1.14	15d	3	0.60mi
2800 Wharton Cir Unit 2323 Fort Smith, AR	2.0	2.0	1240	$925	$0.75	15d	1	0.63mi
1907 S N St Fort Smith, AR	2.0	1.0	1114	$950	$0.85	23d	1	0.74mi
1700 S 28th St Unit 1 Fort Smith, AR	2.0	1.0	850	$795	$0.94	15d	1	0.83mi
1307 S 17th St Fort Smith, AR	3.0	1.5	1161	$1,150	$0.99	23d	1	0.83mi
2820 S O St Fort Smith, AR	2.0	1.5	1024	$875	$0.85	23d	1	0.92mi
2500 Dodson Ave Unit 1 Fort Smith, AR	2.0	1.0	700	$695	$0.99	15d	1	1.01mi
2322 S I St Fort Smith, AR	1.0–2.0	1.0	755	$895	$1.19	13d	2	1.10mi
800 S 19th St Fort Smith, AR	2.0	1.0	1286	$1,095	$0.85	5d	1	1.18mi
1813 Osage St Unit A Fort Smith, AR	2.0	2.0	978	$975	$1.00	23d	1	1.26mi
3500 S N St Fort Smith, AR	1.0–2.0	1.0–1.5	834	$935	$1.12	23d	1	1.32mi
3014 Presley St Fort Smith, AR	1.0–2.0	1.0–1.5	782	$925	$1.18	15d	4	1.45mi
3014 Presley St Unit FB44 Fort Smith, AR	2.0	1.5	1040	$925	$0.89	23d	1	1.46mi

Listing history 34 events

1. 2026-06-21
   days on market $122,500 Active 396 DOM
2. 2026-06-19
   days on market $122,500 Active 394 DOM
3. 2026-06-18
   days on market $122,500 Active 393 DOM
4. 2026-06-17
   days on market $122,500 Active 392 DOM
5. 2026-06-16
   days on market $122,500 Active 391 DOM
6. 2026-06-15
   days on market $122,500 Active 390 DOM
7. 2026-06-14
   days on market $122,500 Active 388 DOM
8. 2026-06-13
   days on market $122,500 Active 387 DOM
9. 2026-06-10
   days on market $122,500 Active 385 DOM
10. 2026-06-09
    days on market $122,500 Active 384 DOM
11. 2026-06-08
    days on market $122,500 Active 383 DOM
12. 2026-06-07
    days on market $122,500 Active 382 DOM
13. 2026-06-03
    days on market $122,500 Active 378 DOM
14. 2026-06-02
    days on market $122,500 Active 377 DOM
15. 2026-06-01
    days on market $122,500 Active 376 DOM
16. 2026-05-31
    days on market $122,500 Active 375 DOM
17. 2026-05-30
    days on market $122,500 Active 374 DOM
18. 2026-05-06
    price $122,500
19. 2025-07-21
    price $128,000
20. 2025-07-03
    price $158,000
21. 2025-05-21
    listed $175,000 Active
22. 2025-01-07
    historical $995
23. 2024-12-28
    listed $995
24. 2024-12-28
    historical $995
25. 2024-12-24
    listed $995
26. 2024-12-24
    historical $995
27. 2024-12-06
    price $995
28. 2024-11-13
    historical $1,100
29. 2024-11-13
    listed $1,100
30. 2024-10-25
    price $1,100
31. 2024-08-18
    listed $1,250
32. 2024-05-10
    price $129,900
33. 2024-02-26
    listed $139,900 Active
34. 2023-09-13
    listed $95,000 Active

ⓘ 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: $714 · $59/mo
• Projected year-2 tax: $784 · $65/mo
• Expected delta: +$70/yr (+$6/mo · 9.9%)

ⓘ 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 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: $11,883
• − Mortgage interest: −$6,862
• − Property taxes: −$714
• − Insurance: −$612
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$3,564
• Taxable loss: −$1,770
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $778/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

+28.9% since first listed

17 events — show timeline

• 2026-05-06 Price Changed $122,500 NWARMLS
• 2025-07-21 Price Changed $128,000 NWARMLS
• 2025-07-03 Price Changed $158,000 NWARMLS
• 2025-05-21 Listed $175,000 NWARMLS
• 2025-01-07 Rental Removed $995 WRVBOR
• 2024-12-28 Listed for Rent $995 WRVBOR
• 2024-12-28 Rental Removed $995 APPFOLIO
• 2024-12-24 Listed for Rent $995 APPFOLIO
• 2024-12-24 Rental Removed $995 WRVBOR
• 2024-12-06 Price Changed $995 WRVBOR
• 2024-11-13 Rental Removed $1,100 APPFOLIO
• 2024-11-13 Listed for Rent $1,100 WRVBOR
• 2024-10-25 Price Changed $1,100 APPFOLIO
• 2024-08-18 Listed for Rent $1,250 APPFOLIO
• 2024-05-10 Price Changed $129,900 WRVBOR
• 2024-02-26 Listed $139,900 WRVBOR
• 2023-09-13 Listed $95,000 WRVBOR

Property tax history

+7.0%/yr

Latest (2025): $714 · +9.0% YoY. Source: county tax records.