2600 S M St · Fort Smith, AR 72901

$1

3 bd · 1.0 ba · 1,187 sqft · SingleFamily public records · 14 Days on market

Built 1951 10,363 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 +5.7/30.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Auction 5/29/2026 @ 10 am. Welcome to this inviting 1,187 sq. ft. home, nestled on a prime corner lot in Park Hill. Featuring a functional 3-bedroom, 1.5-bath layout, the exterior is equally impressive with a 1-car garage and an additional carport. A fantastic opportunity for homeowners and investors alike.

Key facts

• 0.24 acre lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Attached concrete garage; 1 covered parking space
• Utilities: Public water; Electricity available; Natural gas available; Water available
• Home design: Single-family house; One story
• Construction: Frame construction; Shingle roof
• Exterior features: Porch; Corner lot; Paved road; Publicly maintained road

Interior

• Kitchen: Dishwasher; Oven
• Flooring: Ceramic tile; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Storage; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $153,123 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-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 ($947 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: Ballman Elementary School (math 37% / reading 42%, grade F, #206 of 454 statewide, top 48%, 344 students, 70% 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).
• Market conditions: Rents rising fast (+4.4%/yr); 174 active listings in the ZIP; 25 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 $1k of loan paydown is wiped out by about $5k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 229684.5% of price; flood insurance adds $66/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.62% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.69%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $153,123
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2203 S M St	0.25mi	2/1.0 (-1)	1,208 (+2%)	2mo	$156,400	$129	79
1600 S 28th St	0.19mi	3/2.0	1,248 (+5%)	2mo	$67,100	$54	77
1015 S 24th St	0.28mi	3/1.0	1,150 (-3%)	8mo	$139,550	$121	76
1018 S 25th St	0.25mi	2/1.0 (-1)	1,057 (-11%)	2mo	$105,000	$99	63
2116 S P St	0.38mi	2/1.0 (-1)	1,088 (-8%)	5mo	$150,000	$138	60
2015 S Q St	0.47mi	3/1.0	1,066 (-10%)	2mo	$115,000	$108	59
2215 S V St	0.62mi	3/2.0	1,197 (+1%)	8mo	$191,000	$160	59
3016 S Q St	0.41mi	3/1.0	1,028 (-13%)	4mo	$134,000	$130	55
2100 S N St	0.35mi	2/2.0 (-1)	1,318 (+11%)	6mo	$169,900	$129	51
2412 S Greenwood Ave	0.69mi	2/2.0 (-1)	1,142 (-4%)	6mo	$160,000	$140	47
218 N 21st St	0.74mi	3/1.5	1,311 (+10%)	7mo	$175,000	$133	40
2307 S 23 St	0.64mi	3/2.5	1,356 (+14%)	2mo	$93,379	$69	39

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: -33.7%
• Equity multiple: -0.11×
• Total profit: $-47,440
• Equity at exit: $22,831

10-year hold

• IRR: -33.9%
• Equity multiple: -0.55×
• Total profit: $-66,416
• Equity at exit: $13,239

Cash invested: $42,874 (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

Monthly cashflow live

• Estimated rent: $947 high
• Mortgage (P&I): −$803
• Tax est. 1.5%: −$191 /mo · $2,297/yr
• Insurance: −$64
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $-377

Break-even live

Break-even rent $1,424

Max offer price $98,584

Occupancy floor —

Sensitivity live

Price	-10% $-271	-5% $-324	+0% $-377	+5% $-430	+10% $-483
Rent	-10% $-452	-5% $-414	+0% $-377	+5% $-340	+10% $-302
Rate	-1.0pp $-300	-0.5pp $-338	base $-377	+0.5pp $-417	+1.0pp $-457

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: $38,281
• Closing costs: $4,594
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Dodson Ave Unit 1 Fort Smith, AR	2.0	1.0	700	$695	$0.99	14d	1	0.14mi
2820 S O St Fort Smith, AR	2.0	1.5	1024	$875	$0.85	22d	1	0.25mi
1700 S 28th St Unit 1 Fort Smith, AR	2.0	1.0	850	$795	$0.94	14d	1	0.26mi
2322 S I St Fort Smith, AR	1.0–2.0	1.0	755	$895	$1.19	12d	2	0.31mi
1907 S N St Fort Smith, AR	2.0	1.0	1114	$950	$0.85	22d	1	0.48mi
3014 Presley St Fort Smith, AR	1.0–2.0	1.0–1.5	782	$925	$1.18	14d	4	0.55mi
3014 Presley St Unit FB44 Fort Smith, AR	2.0	1.5	1040	$925	$0.89	22d	1	0.55mi
1307 S 17th St Fort Smith, AR	3.0	1.5	1161	$1,150	$0.99	22d	1	0.58mi
2301 S V St Unit 7 Fort Smith, AR	2.0	1.0	795	$550	$0.69	22d	1	0.59mi
800 S 19th St Fort Smith, AR	2.0	1.0	1286	$1,095	$0.85	4d	1	0.62mi
2307 S 23rd St Fort Smith, AR	3.0	2.5	1356	$1,595	$1.18	22d	1	0.63mi
3500 S N St Fort Smith, AR	1.0–2.0	1.0–1.5	834	$935	$1.12	22d	1	0.63mi
1915 S U St Unit A Fort Smith, AR	2.0	2.0	900	$975	$1.08	22d	1	0.68mi
501 N May Ave Fort Smith, AR	2.0	1.0	1022	$825	$0.81	22d	1	0.71mi
2800 Wharton Cir Unit 2323 Fort Smith, AR	2.0	2.0	1240	$925	$0.75	14d	1	0.74mi
2200 S 17th St Unit D Fort Smith, AR	3.0	2.0	1123	$975	$0.87	22d	1	0.81mi
3605 Barry Ave Fort Smith, AR	2.0	1.0	562	$845	$1.50	22d	3	0.86mi
3906 S N St Unit 3904 Fort Smith, AR	2.0	1.5	1024	$800	$0.78	22d	1	0.88mi
3600 Kinkead Ave Fort Smith, AR	1.0–2.0	1.0	797	$1,490	$1.87	14d	15	0.99mi
1117 N 32nd St Fort Smith, AR	2.0	1.0	744	$850	$1.14	14d	1	1.26mi
101 N 11th St Unit 112 Fort Smith, AR	2.0	2.0	1040	$1,240	$1.19	22d	1	1.37mi
101 N 11th St Fort Smith, AR	1.0–2.0	1.0–2.0	806	$1,115	$1.38	4d	9	1.38mi
1331 S 46th St Fort Smith, AR	1.0–2.0	1.0–1.5	1075	$1,150	$1.07	14d	6	1.39mi
811 N 41st St Fort Smith, AR	2.0	1.0	1306	$900	$0.69	14d	1	1.40mi
1624 Fresno St Fort Smith, AR	1.0–2.0	1.0	785	$895	$1.14	14d	3	1.49mi

Listing history 6 events

1. 2026-05-12
   listed $1 Active
2. 2013-03-18
   soldstatus $87,000
3. 2011-02-12
   soldstatus $58,000
4. 2005-11-03
   soldstatus $66,000
5. 2005-07-07
   soldstatus $55,000
6. 1999-05-19
   soldstatus $38,000

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 96% 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: $11,358
• − Mortgage interest: −$8,577
• − Property taxes: −$2,297
• − Insurance: −$1,563
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$4,454
• Taxable loss: −$7,351
• Est. tax savings @ 24.0%: +$1,764
• After-tax cash flow: $-2,759/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

+128.9% since first listed

6 events — show timeline

• 2026-05-12 Listed $1 WRVBOR
• 2013-03-18 Sold (Public Records) $87,000 Public Records
• 2011-02-12 Sold (Public Records) $58,000 Public Records
• 2005-11-03 Sold (Public Records) $66,000 Public Records
• 2005-07-07 Sold (Public Records) $55,000 Public Records
• 1999-05-19 Sold (Public Records) $38,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $925 · +8.9% YoY. Source: county tax records.