3518 Macarthur Dr · Fort Smith, AR 72904

$99,900

2 bd · 1.0 ba · 961 sqft · SingleFamily public records · 5 Days on market

Built 1945 0.26 ac lot Est $97k · at est.

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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 +15.8/30.0
• ARV discount +6.2/15.0
• DSCR +4.9/10.0
• 1% rule +3.5/10.0
• 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 MLS

GREAT HOME IN SUPER NEIGHBORHOOD. HARDWOOD FLRS AND VINYL. VERY NEAT AND CLEAN. NEW A/C UNIT. HAS BONUS ROOM-GREAT FOR CRAFTS, SEWING OR 3RD BDRM. GREAT INVESTMENT PROPERTY OR 1ST TIME HOMEBUYER PROP. ALARM SYS LEASED.

Key facts

• Remodeled
• Tile floors
• Bonus room

Tags

• REMODELED
• BONUS ROOM
• TILE FLOORS
• LUXURY VINYL PLANK FLOORS
• CHAINLINK FENCED YARD

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Attached 3-car covered parking
• Utilities: Electricity available; Natural gas available; Public water; Sewer available; Phone service available
• Home design: Single-story; Residential property
• Construction: Aluminum siding; Asphalt shingle roof; Block foundation; Crawlspace
• Exterior features: Porch; Chain link fencing; Gravel driveway; Corner lot; Public paved road frontage

Interior

• Kitchen: Electric range; Range hood
• Flooring: Tile flooring; Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Gas heating; Radiant heating; Window air conditioning units
• Interior features: Ceiling fan(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $46 ($557/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 $85k (15.3% below list).
• Recommended offer: $85k (15.3% below list) — sets the bar for 1% rule.
• 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: Sunnymede Elementary School (math 23% / reading 27%, grade F, #345 of 454 statewide, top 76%, 468 students, 93% FRL); Dora Kimmons Jr. High School (math 22% / reading 32%, grade F, #156 of 201 statewide, top 78%, 841 students, 91% FRL); Northside High School (math 12% / reading 27%, grade F, #239 of 292 statewide, top 85%, 2,433 students, 74% FRL) — zoned schools average 86% FRL vs 64% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 37% district-wide (-13 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: 98 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $691 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $53k; list at $100k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $84,579 (15.3% below list)

Questions for the listing agent

1. Built in 1945 — 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: 0.85% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $97,061
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1435 N 35th St	0.22mi	2/1.0	956 (-0%)	2mo	$51,700	$54	87
3210 N O St	0.25mi	2/1.0	992 (+3%)	3mo	$117,000	$118	81
4001 Macarthur Dr	0.31mi	2/1.0	952 (-1%)	6mo	$137,500	$144	79
1441 N 36th St	0.19mi	2/1.0	917 (-5%)	8mo	$75,000	$82	76
1220 N 35th St	0.37mi	2/1.0	907 (-6%)	1mo	$53,000	$58	72
1123 N 35th St	0.44mi	2/1.0	990 (+3%)	4mo	$44,000	$44	71
1540 N 33rd St	0.18mi	3/1.0 (+1)	864 (-10%)	6mo	$35,000	$41	64
1449 N 36th St	0.17mi	2/1.0	1,088 (+13%)	8mo	$110,000	$101	63
1319 N 38th St	0.35mi	2/1.0	1,069 (+11%)	7mo	$85,000	$80	59
2131 Churchill Rd	0.41mi	3/1.0 (+1)	1,064 (+11%)	8mo	$135,000	$127	52
808 N 34th St	0.65mi	3/1.0 (+1)	1,064 (+11%)	6mo	$114,000	$107	42
2037 N 30th St	0.49mi	3/2.0 (+1)	1,099 (+14%)	8mo	$148,000	$135	38

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: -13.2%
• Equity multiple: 0.53×
• Total profit: $-13,259
• Equity at exit: $14,895

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-7,855
• Equity at exit: $8,638

Cash invested: $27,972 (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: 98
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $846 high
• Mortgage (P&I): −$524
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $46

Break-even live

Break-even rent $787

Max offer price $99,900

Occupancy floor 90%

Sensitivity live

Price	-10% $103	-5% $75	+0% $46	+5% $18	+10% $-10
Rent	-10% $-20	-5% $13	+0% $46	+5% $80	+10% $113
Rate	-1.0pp $97	-0.5pp $72	base $46	+0.5pp $21	+1.0pp $-6

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1453 N 35th St Fort Smith, AR	2.0	1.0	913	$900	$0.99	22d	1	0.18mi
1117 N 32nd St Fort Smith, AR	2.0	1.0	744	$850	$1.14	15d	1	0.53mi
1224 N Albert Pike Ave Fort Smith, AR	1.0–2.0	1.0	735	$695	$0.95	15d	6	0.58mi
3510 Alabama Ave Unit 1 Fort Smith, AR	1.0	1.0	532	$500	$0.94	15d	1	0.70mi
2905 Alabama Ave Fort Smith, AR	1.0	1.0	711	$795	$1.12	5d	1	0.79mi
3711 Birnie Ave Unit 8 Fort Smith, AR	2.0	1.0	600	$700	$1.17	22d	1	0.85mi
3600 Kinkead Ave Fort Smith, AR	1.0–2.0	1.0	797	$1,490	$1.87	15d	15	0.92mi
4515 Kinkead Ave Apt 7 Fort Smith, AR	1.0	1.0	750	$650	$0.87	22d	1	1.07mi
501 N May Ave Fort Smith, AR	2.0	1.0	1022	$825	$0.81	22d	1	1.10mi
3605 Barry Ave Fort Smith, AR	2.0	1.0	562	$845	$1.50	22d	3	1.11mi
2520 N E St Fort Smith, AR	1.0	1.0	550	$675	$1.23	4d	1	1.18mi
3014 Presley St Unit FB44 Fort Smith, AR	2.0	1.5	1040	$925	$0.89	22d	1	1.29mi
3014 Presley St Fort Smith, AR	1.0–2.0	1.0–1.5	782	$925	$1.18	15d	4	1.29mi
1218 D St N Unit 1218 Fort Smith, AR	1.0	1.0	726	$550	$0.76	22d	1	1.42mi
1801 Wirsing Ave Unit B Fort Smith, AR	2.0	1.0	896	$995	$1.11	15d	1	1.44mi
802 S 25th St Fort Smith, AR	1.0	1.0	716	$745	$1.04	13d	2	1.46mi

Listing history 5 events

1. 2026-06-15
   status $99,900 Pending 5 DOM
2. 2026-06-15
   days on market $99,900 Active 5 DOM
3. 2026-06-14
   days on market $99,900 Active 3 DOM
4. 2026-06-13
   remarks 230-char remark
5. 2026-06-13
   listed $99,900 Active 2 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: $674 · $56/mo
• Projected year-2 tax: $674 · $56/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 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: $10,149
• − Mortgage interest: −$5,596
• − Property taxes: −$674
• − Insurance: −$500
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$2,906
• Taxable loss: −$1,151
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $834/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

+95.9% since first listed

7 events — show timeline

• 2026-06-09 Listed $99,900 NWARMLS
• 2025-11-04 Price Changed $109,900 WRVBOR
• 2025-09-21 Listed $130,000 WRVBOR
• 2020-11-13 Sold (Public Records) $53,000 Public Records
• 2014-07-21 Sold (MLS) $45,000 WRVBOR
• 2014-06-04 Listed $49,000 WRVBOR
• 2008-10-02 Sold (Public Records) $51,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $674 · +9.0% YoY. Source: county tax records.