1925 N 6th St · Fort Smith, AR 72904

$1

1 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 44 Days on market

6,355 sqft lot

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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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• 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

Multi-Property Auction 04/30/2026 at 11:00 AM Don’t miss this outstanding opportunity to purchase five income-producing and development-ready properties located along the N 6th & N 7th Street corridor. Whether you’re an investor, developer, or business owner, this auction offers a diverse mix of residential, commercial, and vacant land. From cash-flowing rentals to commercial buildings with existing tenants and prime vacant lots, this is a rare chance to buy multiple properties in one auction event and build your portfolio in a single day. Property Highlights: 1925 N 6th St. 1,152± sq. ft. home 1–2 bedrooms Currently leased (income-producing) Storag

Key facts

• Cash flowing rentals
• Income producing
• Development ready

Tags

• INCOME PRODUCING
• DEVELOPMENT READY
• CASH FLOWING RENTALS
• RENTAL OPPORTUNITY

Property features AI

Exterior

• Parking: Detached garage; Five covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available
• Home design: Single-family residence; One-story house
• Construction: Vinyl siding; Shingle roof; One-story structure
• Exterior features: Porch; Chain link fencing; Cleared lot; Paved road access; Publicly maintained road

Interior

• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (natural gas); Central electric cooling
• Interior features: Gas water heater; Vinyl flooring; Smoke detector(s)
• 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 $96,768 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $48 ($580/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($908 rent vs $1).
• Cap rate 6.9% 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: Howard Elementary School (math 22% / reading 22%, grade F, #365 of 454 statewide, top 82%, 263 students, 92% FRL); William O. Darby Jr. High Sch. (math 20% / reading 30%, grade F, #164 of 201 statewide, top 82%, 700 students, 87% FRL); Northside High School (math 12% / reading 27%, grade F, #239 of 292 statewide, top 85%, 2,433 students, 74% FRL) — zoned schools average 84% FRL vs 64% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 37% district-wide (-15 pts) — the specific schools serving this property underperform the Fort Smith School District average; the district grade overstates school quality for this exact location.
• Market conditions: 96 active listings in the ZIP; 10 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 $669 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 145152.0% 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. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.94% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $96,768
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 N 5th St	0.66mi	1/1.0	1,166 (+1%)	2mo	$96,800	$83	66
2503 N 22nd St	0.12mi	2/1.0 (+1)	1,044 (-9%)	10mo	$87,500	$84	66
1917 N 12 St	0.38mi	2/2.0 (+1)	1,191 (+3%)	4mo	$143,500	$120	64
1508 N 5th St	0.40mi	2/1.0 (+1)	1,290 (+12%)	4mo	$35,000	$27	53
2401 Birnie Ave	0.31mi	2/1.0 (+1)	1,036 (-10%)	23mo	$115,000	$111	45
2019 N 14th St	0.51mi	2/1.0 (+1)	986 (-14%)	23mo	$31,000	$31	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-12,589
• Equity at exit: $14,428

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-6,943
• Equity at exit: $8,367

Cash invested: $27,095 (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 72904

• Active inventory: 96

Monthly cashflow live

• Estimated rent: $908 high
• Mortgage (P&I): −$507
• Tax est. 1.5%: −$121 /mo · $1,452/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $48

Break-even live

Break-even rent $847

Max offer price $96,768

Occupancy floor 90%

Sensitivity live

Price	-10% $115	-5% $82	+0% $48	+5% $15	+10% $-19
Rent	-10% $-23	-5% $12	+0% $48	+5% $84	+10% $120
Rate	-1.0pp $97	-0.5pp $73	base $48	+0.5pp $23	+1.0pp $-2

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: $24,192
• Closing costs: $2,903
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1801 Wirsing Ave Unit B Fort Smith, AR	2.0	1.0	896	$995	$1.11	13d	1	0.37mi
2409 N 30th St Unit 1 Fort Smith, AR	2.0	2.5	1258	$950	$0.76	21d	1	0.57mi
1453 N 35th St Fort Smith, AR	2.0	1.0	913	$900	$0.99	21d	1	1.17mi
1218 D St N Unit 1218 Fort Smith, AR	1.0	1.0	726	$550	$0.76	21d	1	1.23mi
1117 N 32nd St Fort Smith, AR	2.0	1.0	744	$850	$1.14	13d	1	1.25mi
109 N 3rd St Fort Smith, AR	1.0–2.0	1.0–2.5	1066	$1,050	$0.98	3d	2	1.33mi
101 N 11th St Unit 112 Fort Smith, AR	2.0	2.0	1040	$1,240	$1.19	21d	1	1.35mi
101 N 11th St Fort Smith, AR	1.0–2.0	1.0–2.0	806	$940	$1.17	3d	9	1.35mi
2905 Alabama Ave Fort Smith, AR	1.0	1.0	711	$795	$1.12	3d	1	1.37mi
4300 Wynnewood Dr Unit 2 Fort Smith, AR	2.0	2.0	1200	$1,100	$0.92	21d	1	1.47mi

Listing history 3 events

1. 2026-05-05
   status Pending
2. 2026-03-22
   listed $1 Active
3. 2017-05-05
   soldstatus $300,000

ⓘ 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 3/10 Moderate
• 🌡 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: $10,892
• − Mortgage interest: −$5,421
• − Property taxes: −$1,452
• − Insurance: −$484
• − Repairs & maintenance: −$871
• − Management: −$871
• − Depreciation: −$2,815
• Taxable loss: −$1,022
• Est. tax savings @ 24.0%: +$245
• After-tax cash flow: $825/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): 21,296
• Household income: $41,909
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 851.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 31% Two or more races 11% Black 9% Asian 9% Native American 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Iranian 0%
• Foreign-born: 26% · Canada, Vietnam
• Languages at home: 53% English-only · Spanish 37% Other Asian/Pacific 7% Vietnamese 3%

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: ▼ -81.65%
• Current HPI: 146.2281
• 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

3 events — show timeline

• 2026-05-05 Pending — WRVBOR
• 2026-03-22 Listed $1 WRVBOR
• 2017-05-05 Sold (Public Records) $300,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $558 · +8.9% YoY. Source: county tax records.