4116 S 18th St · Fort Smith, AR 72901

$129,900

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 4 Days on market

Built 1950 10,498 sqft lot Est $144k · 10% 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 +13.5/30.0
• ARV discount +11.8/15.0
• DSCR +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful starter home or investment. Newer roof, maintenance free sidings, larger rooms, fenced back yard, and move-in condition, all this $93,500.00

Key facts

• Updated tile
• Bonus room
• Natural light

Tags

• HARDWOOD FLOORS
• FENCED BACKYARD
• BONUS ROOM
• NATURAL LIGHT
• UPDATED TILE

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Electricity available; Natural gas available
• Home design: Single-family house; One story
• Construction: Aluminum siding; Vinyl siding; Shingle roof
• Exterior features: Patio; Porch; Back yard fencing; Storage structure; City lot; Level lot; Publicly maintained road

Interior

• Kitchen: Oven; Dishwasher; Gas water heater
• Flooring: Ceramic tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Electric cooling; Ceiling fan cooling
• Interior features: Built-in features; Ceiling fans; Blinds on windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $5 ($57/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 $103k (21.0% below list).
• Recommended offer: $103k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Raymond F. Orr Elem. School (math 36% / reading 33%, grade F, #254 of 454 statewide, top 59%, 306 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); 174 active listings in the ZIP; 14 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.
• Current owner paid $86k; list at $130k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $102,581 (21.0% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.79% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $143,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1511 Houston St	0.39mi	3/2.0	1,282 (+2%)	3mo	$195,000	$152	72
4423 S 21st St	0.29mi	3/2.0	1,200 (-5%)	3mo	$83,000	$69	72
4721 Jenny Lind Rd	0.41mi	3/1.0	1,195 (-5%)	5mo	$140,000	$117	68
1605 S Independence St	0.32mi	3/1.5	1,118 (-11%)	1mo	$163,400	$146	64
4808 S 16th Ter	0.41mi	3/2.0	1,170 (-7%)	2mo	$149,500	$128	64
1821 Vicksburg St	0.73mi	3/1.5	1,274 (+1%)	1mo	$145,000	$114	61
4407 S 27th St	0.65mi	3/1.0	1,320 (+5%)	2mo	$145,000	$110	60
1923 Utica St	0.62mi	3/1.5	1,200 (-5%)	2mo	$145,500	$121	59
4607 S 22nd St	0.39mi	3/1.5	1,421 (+13%)	1mo	$150,000	$106	57
1924 Utica Pl	0.70mi	3/1.5	1,360 (+8%)	3mo	$126,500	$93	49
3220 S 16th St	0.67mi	3/2.0	1,104 (-12%)	0mo	$67,250	$61	44
4810 27th St	0.73mi	3/1.0	1,404 (+11%)	4mo	$71,000	$51	43

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-19,354
• Equity at exit: $19,369

10-year hold

• IRR: -4.2%
• Equity multiple: 0.71×
• Total profit: $-10,582
• Equity at exit: $11,231

Cash invested: $36,372 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,026 high
• Mortgage (P&I): −$681
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $5

Break-even live

Break-even rent $1,020

Max offer price $129,900

Occupancy floor 95%

Sensitivity live

Price	-10% $78	-5% $42	+0% $5	+5% $-32	+10% $-69
Rent	-10% $-76	-5% $-36	+0% $5	+5% $45	+10% $86
Rate	-1.0pp $70	-0.5pp $38	base $5	+0.5pp $-29	+1.0pp $-63

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1813 Osage St Unit A Fort Smith, AR	2.0	2.0	978	$975	$1.00	21d	1	0.23mi
1624 Fresno St Fort Smith, AR	1.0–2.0	1.0	785	$895	$1.14	14d	3	0.45mi
2212 Savannah St Fort Smith, AR	2.0	1.5	916	$1,095	$1.20	21d	1	0.67mi
5019 S 28th St Fort Smith, AR	2.0	1.0	1020	$2,175	$2.13	21d	1	0.97mi
5124 S 29th St Unit B Fort Smith, AR	2.0	2.0	900	$895	$0.99	21d	1	1.06mi
2851 Xavier St Fort Smith, AR	2.0	2.0	986	$925	$0.94	14d	2	1.15mi
1439 Brazil Ave Fort Smith, AR	3.0	2.0	1050	$900	$0.86	21d	1	1.19mi
2307 S 23rd St Fort Smith, AR	3.0	2.5	1356	$1,595	$1.18	21d	1	1.26mi
5024 S 34th St Unit 5024A Fort Smith, AR	2.0	2.0	986	$925	$0.94	14d	1	1.26mi
5024 S 34th St Unit 5028A Fort Smith, AR	2.0	2.0	986	$925	$0.94	21d	1	1.26mi
2200 S 17th St Unit D Fort Smith, AR	3.0	2.0	1123	$975	$0.87	21d	1	1.28mi
2800 Wharton Cir Unit 2323 Fort Smith, AR	2.0	2.0	1240	$925	$0.75	14d	1	1.29mi
1915 S U St Unit A Fort Smith, AR	2.0	2.0	900	$975	$1.08	21d	1	1.32mi
3700 Dallas St Fort Smith, AR	3.0	2.0	1544	$1,795	$1.16	21d	1	1.45mi

Listing history 6 events

1. 2026-06-19
   status $129,900 Pending 4 DOM
2. 2026-06-18
   days on market $129,900 Active 4 DOM
3. 2026-06-17
   days on market $129,900 Active 3 DOM
4. 2026-06-16
   days on market $129,900 Active 2 DOM
5. 2026-06-15
   remarks 687-char remark
6. 2026-06-15
   listed $129,900 Active 1 DOM

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $844 · $70/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 2/10 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: $12,310
• − Mortgage interest: −$7,276
• − Property taxes: −$844
• − Insurance: −$650
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$3,779
• Taxable loss: −$2,208
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $587/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

+38.9% since first listed

4 events — show timeline

• 2026-06-14 Listed $129,900 WRVBOR
• 2021-04-12 Sold (Public Records) $86,500 Public Records
• 2021-04-09 Sold (MLS) $86,500 WRVBOR
• 2021-02-23 Listed $93,500 WRVBOR

Property tax history

+2.0%/yr

Latest (2025): $844 · +8.9% YoY. Source: county tax records.