3220 S 16th St · Fort Smith, AR 72901

$75,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 15 Days on market

Built 1988 9,525 sqft lot

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Why this score? — see what drove the B- 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• 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

Great home starter or investment home that is move in ready! Large backyard and quiet neighborhood. Cute home w/ living room, eat-in kitchen, 3 bedrooms & 2 baths.

Key facts

• Large backyard
• 9,525 sq ft lot
• Built 1988

Tags

• LARGE BACKYARD

Property features AI

Exterior

• Parking: Concrete parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Water available; Sewer available
• Home design: Single-family house; One story
• Construction: Brick and vinyl siding construction; Block foundation; Shingle roof
• Exterior features: Covered porch; Patio/porch; Partial backyard fencing; Back yard fence

Interior

• Kitchen: Electric water heater
• Flooring: Laminate; Simulated wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; 8 total rooms
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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); 174 active listings in the ZIP; 18 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $73,875 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.53%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $150,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3220 S 16th St	0.00mi	3/2.0	1,104 (0%)	0mo	$67,250	$61	96
1605 S Independence St	0.35mi	3/1.5	1,118 (+1%)	1mo	$163,400	$146	79
1721 S Z St	0.39mi	3/2.0	1,119 (+1%)	8mo	$120,000	$107	69
1709 Z St	0.38mi	3/2.0	1,119 (+1%)	10mo	$135,000	$121	68
1706 Independence St	0.39mi	2/1.0 (-1)	1,043 (-6%)	1mo	$140,000	$134	66
2600 S 16th St	0.40mi	3/2.0	1,202 (+9%)	8mo	$430,000	$358	56
1622 X St	0.47mi	2/1.0 (-1)	984 (-11%)	2mo	$85,000	$86	53
3928 Jenny Lind Rd	0.62mi	2/1.0 (-1)	1,060 (-4%)	10mo	$144,000	$136	51
2013 S Z St	0.47mi	3/2.0	1,248 (+13%)	6mo	$172,500	$138	47
4116 Old Jenny Lind Rd	0.75mi	3/2.0	1,080 (-2%)	12mo	$162,500	$150	47
2209 Z St	0.58mi	2/1.0 (-1)	1,207 (+9%)	13mo	$134,900	$112	42
1816 S Louisville St	0.74mi	3/2.0	1,239 (+12%)	10mo	$183,000	$148	33

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $4,280
• Equity at exit: $11,183

10-year hold

• IRR: 15.8%
• Equity multiple: 2.37×
• Total profit: $28,843
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.5×

Monthly cashflow live

• Estimated rent: $956 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $237

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 70%

Sensitivity live

Price	-10% $289	-5% $263	+0% $237	+5% $211	+10% $185
Rent	-10% $161	-5% $199	+0% $237	+5% $275	+10% $312
Rate	-1.0pp $275	-0.5pp $256	base $237	+0.5pp $217	+1.0pp $198

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1624 Fresno St Fort Smith, AR	1.0–2.0	1.0	785	$895	$1.14	14d	3	0.19mi
2200 S 17th St Unit D Fort Smith, AR	3.0	2.0	1123	$975	$0.87	21d	1	0.67mi
1915 S U St Unit A Fort Smith, AR	2.0	2.0	900	$975	$1.08	21d	1	0.74mi
2307 S 23rd St Fort Smith, AR	3.0	2.5	1356	$1,595	$1.18	21d	1	0.79mi
2301 S V St Unit 7 Fort Smith, AR	2.0	1.0	795	$550	$0.69	21d	1	0.82mi
1813 Osage St Unit A Fort Smith, AR	2.0	2.0	978	$975	$1.00	21d	1	0.86mi
2800 Wharton Cir Unit 2323 Fort Smith, AR	2.0	2.0	1240	$925	$0.75	14d	1	0.96mi
1907 S N St Fort Smith, AR	2.0	1.0	1114	$950	$0.85	21d	1	1.18mi
1307 S 17th St Fort Smith, AR	3.0	1.5	1161	$1,150	$0.99	21d	1	1.25mi
2308 Savannah St Unit 11 Fort Smith, AR	2.0	1.0	752	$750	$1.00	21d	1	1.27mi
1700 S 28th St Unit 1 Fort Smith, AR	2.0	1.0	850	$795	$0.94	14d	1	1.28mi
2212 Savannah St Fort Smith, AR	2.0	1.5	916	$1,095	$1.20	21d	1	1.28mi
4711 S 27th St Unit 4711B So 27th Fort Smith, AR	2.0	2.0	800	$850	$1.06	21d	1	1.28mi
4719 S 28th St Unit 4719B So 28th Fort Smith, AR	2.0	1.0	800	$850	$1.06	21d	1	1.33mi
2820 S O St Fort Smith, AR	2.0	1.5	1024	$875	$0.85	21d	1	1.37mi
2500 Dodson Ave Unit 1 Fort Smith, AR	2.0	1.0	700	$695	$0.99	14d	1	1.48mi
5401 Jenny Lind Rd Fort Smith, AR	1.0–2.0	1.0	668	$865	$1.29	14d	3	1.48mi
4801 S 31st St Fort Smith, AR	2.0	1.0	700	$895	$1.28	21d	2	1.50mi

Listing history 9 events

1. 2026-06-03
   statusdays on market $75,000 Pending 15 DOM
2. 2026-06-02
   days on market $75,000 Active 14 DOM
3. 2026-06-01
   days on market $75,000 Active 13 DOM
4. 2026-05-31
   days on market $75,000 Active 12 DOM
5. 2026-05-30
   days on market $75,000 Active 11 DOM
6. 2026-05-15
   listed $75,000 Active
7. 2017-09-12
   soldstatus $60,000
8. 2017-09-11
   soldstatus $60,000 169-char remark

   Show marketing remark (169 chars)

   Great home starter or investment home that is move in ready! Large backyard and quiet neighborhood. Cute home w/ living room, eat-in kitchen, 3 bedrooms & 2 baths.

9. 2017-08-04
   listed $69,900 169-char remark

   Show marketing remark (169 chars)

   Great home starter or investment home that is move in ready! Large backyard and quiet neighborhood. Cute home w/ living room, eat-in kitchen, 3 bedrooms & 2 baths.

ⓘ 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 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: $11,470
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,182
• Taxable income: $1,752
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $2,421/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

+7.3% since first listed

4 events — show timeline

• 2026-05-15 Listed $75,000 WRVBOR
• 2017-09-12 Sold (Public Records) $60,000 Public Records
• 2017-09-11 Sold (MLS) $60,000 WRVBOR
• 2017-08-04 Listed $69,900 WRVBOR

Property tax history

-11.5%/yr

Latest (2025): $134 · -34.9% YoY. Source: county tax records.