127 Dartmouth Ln · Fort Smith, AR 72908

$139,000

3 bd · 1.5 ba · 1,032 sqft · SingleFamily public records · 47 Days on market

10,790 sqft lot Est $158k · 12% under

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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 +14.8/30.0
• ARV discount +12.9/15.0
• DSCR +4.5/10.0
• 1% rule +3.3/10.0
• 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

Recent Price Reduction! Income producing 3 bedroom / 1.5 bath home located in a desirable Southside location. Home has a tenant with long-term lease. Contact Joe today to inquire about this property and the possibility of making a bundle offer with MLS#1088787. A perfect opportunity for a savvy investor ready to add to their investment portfolio.

Key facts

• 0.25 acre lot
• Garage
• Listed 46 days

Property features AI

Exterior

• Parking: Attached garage with one covered space; Concrete driveway
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water available; Sewer available
• Home design: Single-family residence; One-story house; Corner lot; Paved public road access; Subdivision: Colony Place #2; Entry located on a corner lot
• Construction: Brick and vinyl siding construction; Fiberglass shingle roof; Other foundation details
• Exterior features: Covered patio; Patio; Partial privacy wood fencing in back yard

Interior

• Kitchen: Gas water heater listed among appliances
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $37 ($448/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 $115k (17.0% below list).
• Recommended offer: $115k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Beard Elementary School (math 42% / reading 52%, grade D-, #119 of 454 statewide, top 28%, 309 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: 97 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $961 of loan paydown is wiped out by about $4k 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 47 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $139k implies a 114% gain — meaningful room to come down on a strong offer.

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 $115,346 (17.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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: 0.83% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $157,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Cornell Ave	0.18mi	3/1.5	1,080 (+5%)	3mo	$149,000	$138	82
8000 Colony Ln	0.17mi	3/1.0	1,014 (-2%)	7mo	$142,000	$140	81
8023 Colony Ln	0.11mi	3/2.0	1,080 (+5%)	7mo	$175,000	$162	79
7800 Colony Ln	0.27mi	3/1.5	1,064 (+3%)	8mo	$149,000	$140	75
7724 Colony Ln	0.28mi	3/1.0	1,032 (0%)	12mo	$170,000	$165	75
8105 S 22nd Ter	0.16mi	3/1.0	1,075 (+4%)	13mo	$165,000	$153	72
8106 Colony Ln	0.12mi	3/1.0	960 (-7%)	13mo	$155,000	$161	70
8206 Colony Ln	0.12mi	3/2.0	1,104 (+7%)	15mo	$176,400	$160	68
8105 Hermitage Dr	0.16mi	3/1.5	1,083 (+5%)	23mo	$139,000	$128	65
7800 Hermitage Dr	0.30mi	3/1.5	1,106 (+7%)	21mo	$169,000	$153	57
8200 Colony Ln	0.12mi	3/1.0	912 (-12%)	20mo	$152,000	$167	56
202 S 23rd Ter	0.21mi	3/1.5	1,154 (+12%)	19mo	$159,900	$139	54

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-20,180
• Equity at exit: $20,725

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-14,653
• Equity at exit: $12,018

Cash invested: $38,920 (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 72908

• Active inventory: 97
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$729
• Tax from tax record: −$87 /mo · $1,044/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $37

Break-even live

Break-even rent $1,106

Max offer price $139,000

Occupancy floor 92%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8500 S 28th St Unit 8502-09 Fort Smith, AR	2.0	2.0	920	$825	$0.90	21d	1	0.44mi
2802 Grinnell Ave Fort Smith, AR	2.0	1.0	770	$850	$1.10	21d	1	0.48mi
2808 Grinnell Ave Fort Smith, AR	2.0	1.0	800	$850	$1.06	21d	1	0.49mi
1206 Mesa Dr Fort Smith, AR	3.0	2.0	1369	$1,400	$1.02	13d	1	0.55mi
2601 Oakview Rd Unit 2609-03 Fort Smith, AR	2.0	2.0	920	$825	$0.90	21d	1	0.58mi
8817 S 28th St Unit 13-4 Fort Smith, AR	2.0	2.0	975	$900	$0.92	21d	1	0.66mi
7921 Texas Rd Unit 56 Fort Smith, AR	2.0	1.0	824	$850	$1.03	13d	1	0.72mi
2807 Fairway Hamlet Ct Fort Smith, AR	3.0	2.0	1319	$1,400	$1.06	21d	1	0.73mi
8605 S 32nd Ter Fort Smith, AR	3.0	1.5	1196	$1,600	$1.34	13d	1	0.77mi
1709 Brooken Hill Dr Fort Smith, AR	2.0	2.0	1043	$1,100	$1.05	13d	1	0.77mi
3305 Grinnell Ave Fort Smith, AR	3.0	1.5	1140	$1,200	$1.05	13d	1	0.83mi
8516 S 35th Ter Fort Smith, AR	3.0	2.0	1294	$1,200	$0.93	21d	1	0.93mi
7401 Martin Dr Unit 7 Fort Smith, AR	2.0	2.0	900	$995	$1.11	13d	1	1.07mi
700 Hillside Dr Fort Smith, AR	3.0	1.5	1168	$1,400	$1.20	21d	1	1.26mi
1439 Brazil Ave Fort Smith, AR	3.0	2.0	1050	$900	$0.86	21d	1	1.40mi

Listing history 19 events

1. 2026-06-19
   days on market $139,000 Active 47 DOM
2. 2026-06-18
   days on market $139,000 Active 46 DOM
3. 2026-06-17
   days on market $139,000 Active 45 DOM
4. 2026-06-16
   days on market $139,000 Active 44 DOM
5. 2026-06-15
   days on market $139,000 Active 43 DOM
6. 2026-06-14
   days on market $139,000 Active 41 DOM
7. 2026-06-13
   days on market $139,000 Active 40 DOM
8. 2026-06-10
   days on market $139,000 Active 38 DOM
9. 2026-06-09
   days on market $139,000 Active 37 DOM
10. 2026-06-08
    days on market $139,000 Active 36 DOM
11. 2026-06-07
    remarks 351-char remark
12. 2026-06-07
    days on market $139,000 Active 35 DOM
13. 2026-06-03
    days on market $139,000 Active 31 DOM
14. 2026-06-02
    days on market $139,000 Active 30 DOM
15. 2026-06-01
    days on market $139,000 Active 29 DOM
16. 2026-05-31
    days on market $139,000 Active 28 DOM
17. 2026-05-30
    days on market $139,000 Active 27 DOM
18. 2026-05-03
    listed $144,000 Active
19. 2003-10-10
    soldstatus $65,000

ⓘ 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: $1,044 · $87/mo
• Projected year-2 tax: $1,044 · $87/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 4/10 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: $13,842
• − Mortgage interest: −$7,786
• − Property taxes: −$1,044
• − Insurance: −$695
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$4,044
• Taxable loss: −$1,942
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $915/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): 14,288
• Household income: $72,732
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 354.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 9% Asian 6% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Lithuanian 4% Italian 1%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 90% English-only · Spanish 4% Vietnamese 3% Other Asian/Pacific 2%

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: ▼ -136.01%
• Current HPI: 202.0886
• 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

+121.5% since first listed

2 events — show timeline

• 2026-05-03 Listed $144,000 WRVBOR
• 2003-10-10 Sold (Public Records) $65,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,044 · +8.9% YoY. Source: county tax records.