8707 Lee Cir · Fort Smith, AR 72903

$1

3 bd · 1.5 ba · 1,599 sqft · SingleFamily public records · 36 Days on market

Built 1978 10,498 sqft lot

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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).

• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Auction 05/12/2026 at 11:00 AM 3 bedroom, 2 bathroom brick home offering approximately 1,599± sq. ft. all on one level. This property features a functional layout with a recently installed roof in 2024, giving added peace of mind. Conveniently located just east of Massard Rd in Fort Smith, providing easy access to shopping, dining, and daily amenities. A solid option for a primary residence or investment property.

Key facts

• Functional layout
• 0.24 acre lot
• Garage

Tags

• RECENTLY INSTALLED ROOF
• FUNCTIONAL LAYOUT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO DAILY AMENITIES

Property features AI

Exterior

• Parking: Attached garage with 2 covered spaces; Concrete parking; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; One-story; Brick construction
• Construction: Brick exterior; Shingle roof; Slab foundation; Built as a house
• Exterior features: Patio; Porch; Partial chain link/wire fencing; Cleared lot; Paved public road access

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Refrigerator; Gas water heater
• Flooring: Carpet; Concrete; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Ceiling fans; Cathedral ceilings; Eat-in kitchen; Storage; Blinds; One fireplace located in the family room
• Laundry & utility: Washer hookup; Electric dryer hookup

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $223,860 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

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); 197 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $2k of loan paydown is wiped out by about $7k 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 36 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 335790.0% of price.
• 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 $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.66% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.21%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $223,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8707 Lee Cir	0.00mi	3/2.0	1,599 (0%)	0mo	$178,200	$111	98
4400 S 88th St	0.26mi	3/2.0	1,542 (-4%)	14mo	$200,000	$130	69
9413 Fresno St	0.62mi	3/2.0	1,684 (+5%)	2mo	$236,000	$140	58
9313 Houston St	0.50mi	3/2.0	1,536 (-4%)	14mo	$185,000	$120	57
3409 S 95th St	0.61mi	3/2.0	1,469 (-8%)	4mo	$210,000	$143	53
9100 Gary St	0.42mi	4/2.0 (+1)	1,385 (-13%)	0mo	$199,500	$144	51
3200 S 94 Cir	0.68mi	3/2.0	1,444 (-10%)	1mo	$135,000	$93	50
3208 S 93rd Cir	0.63mi	3/2.0	1,733 (+8%)	14mo	$266,000	$153	44
2912 Brighton Ct	0.75mi	3/2.0	1,785 (+12%)	2mo	$250,000	$140	42
8113 Mark Ln	0.72mi	3/2.0	1,818 (+14%)	0mo	$258,000	$142	41
9213 Fresno St	0.54mi	3/2.0	1,372 (-14%)	17mo	$180,000	$131	35
3213 92nd St	0.61mi	4/2.0 (+1)	1,792 (+12%)	12mo	$94,600	$53	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: -26.8%
• Equity multiple: 0.08×
• Total profit: $-57,361
• Equity at exit: $33,378

10-year hold

• IRR: -18.8%
• Equity multiple: -0.09×
• Total profit: $-68,444
• Equity at exit: $19,355

Cash invested: $62,681 (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: 197

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$1,174
• Tax est. 1.5%: −$280 /mo · $3,358/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-377

Break-even live

Break-even rent $1,958

Max offer price $169,347

Occupancy floor —

Sensitivity live

Price	-10% $-222	-5% $-299	+0% $-377	+5% $-454	+10% $-531
Rent	-10% $-494	-5% $-435	+0% $-377	+5% $-318	+10% $-260
Rate	-1.0pp $-264	-0.5pp $-320	base $-377	+0.5pp $-435	+1.0pp $-494

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: $55,965
• Closing costs: $6,716
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	21d	1	0.51mi
9500 S Dallas St Fort Smith, AR	2.0–3.0	2.0–2.5	1297	$1,450	$1.12	14d	1	0.75mi
9500 Dallas St Fort Smith, AR	3.0	2.5	1460	$1,450	$0.99	21d	1	0.76mi
3600 S 74th St Fort Smith, AR	1.0–2.0	1.0–2.0	855	$850	$0.99	14d	5	0.93mi
8808 Timberlyn Way Fort Smith, AR	3.0	2.0	1945	$1,595	$0.82	14d	1	0.99mi
2912 S 100th St Fort Smith, AR	3.0	2.0	1758	$1,850	$1.05	14d	1	1.11mi
1917 Casey Ct Barling, AR	3.0	2.0	1250	$1,495	$1.20	14d	1	1.36mi
1917 Yellowstone Dr Barling, AR	3.0	2.0	1250	$1,850	$1.48	21d	1	1.39mi
3407 S 66th St Fort Smith, AR	2.0	2.0	1150	$850	$0.74	21d	1	1.41mi
1512 14th Cir Barling, AR	3.0	1.5	1169	$1,150	$0.98	14d	1	1.42mi

Listing history 2 events

1. 2026-05-12
   status Pending
2. 2026-04-06
   listed $1 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $17,777
• − Mortgage interest: −$12,540
• − Property taxes: −$3,358
• − Insurance: −$1,119
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$6,512
• Taxable loss: −$8,596
• Est. tax savings @ 24.0%: +$2,063
• After-tax cash flow: $-2,458/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

Property tax history

-2.1%/yr

Latest (2025): $859 · -11.7% YoY. Source: county tax records.