722 N 18th St · Fort Smith, AR 72901

$179,000

5 bd · 1.5 ba · 2,226 sqft · SingleFamily public records · 112 Days on market

6,969 sqft lot Est $140k · 28% over

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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).

• Cash flow +14.0/30.0
• DSCR +4.3/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Need room? How about this 5 Bedroom home! Come see this 2,226 sq. ft. home that has been remodeled throughout with new appliances. It features 2 baths, large eat-in kitchen and sits on a corner lot. New H/A was installed for the first floor; second floor has base heat. Property is being sold AS-IS.

Key facts

• New appliances
• Corner lot
• Fireplace

Tags

• LUXURY VINYL PLANKS FLOORS
• FIREPLACE
• BUILT-INS
• NEW APPLIANCES
• CORNER LOT

Property features AI

Finance

• HOA & community: HOA fees charged monthly; Community features: curbs, near schools, park, shopping, sidewalks

Exterior

• Parking: No driveway
• Security: Fire alarm; Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: 2-story; Residential zoning; Age unknown; Has home warranty
• Construction: Masonite and vinyl siding; Asphalt shingle roof; Crawlspace foundation; Built (age unknown)
• Exterior features: Deck; Corner lot; Near park; Subdivision; Public road frontage

Interior

• Kitchen: Electric range; Microwave; Microwave hood fan; Refrigerator; ENERGY STAR qualified appliances
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Gas log fireplace (1)
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $24 ($290/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 $143k (20.1% below list).
• Recommended offer: $143k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: schools D, crime F, amenities 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.
• Market conditions: Rents rising fast (+4.4%/yr); 174 active listings in the ZIP; lower-income renter base — watch delinquency; 388 units permitted in Sebastian County in 2024 (16 in 5+ unit buildings).
• This rent runs 40% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 112 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y 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 $72k; list at $179k implies a 149% 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 $143,049 (20.1% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.80% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $140,238
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 N 13th	0.34mi	5/2.0	1,992 (-10%)	4mo	$75,000	$38	62
802 N 14th St	0.27mi	4/2.0 (-1)	2,282 (+2%)	20mo	$74,500	$33	60
221 N 18th St	0.34mi	4/2.0 (-1)	2,067 (-7%)	8mo	$190,000	$92	59
323 N 20th St	0.29mi	4/2.0 (-1)	1,995 (-10%)	8mo	$130,000	$65	56
615 Lecta Ave	0.49mi	4/3.0 (-1)	2,324 (+4%)	5mo	$190,000	$82	54
516 Lecta Ave	0.55mi	4/2.5 (-1)	2,296 (+3%)	13mo	$144,000	$63	49
518 Lecta Ave	0.55mi	4/2.0 (-1)	2,039 (-8%)	10mo	$73,000	$36	46
305 9th St	0.70mi	4/1.5 (-1)	2,026 (-9%)	16mo	$16,500	$8	34
722 S 18th St	0.73mi	4/1.5 (-1)	2,073 (-7%)	21mo	$202,000	$97	32
810 S 20th St	0.72mi	4/2.0 (-1)	2,352 (+6%)	24mo	$118,000	$50	30

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: -14.0%
• Equity multiple: 0.49×
• Total profit: $-25,527
• Equity at exit: $26,689

10-year hold

• IRR: -3.4%
• Equity multiple: 0.76×
• Total profit: $-12,053
• Equity at exit: $15,477

Cash invested: $50,120 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $24

Break-even live

Break-even rent $1,400

Max offer price $179,000

Occupancy floor 93%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $179,000 Active 112 DOM
2. 2026-06-18
   days on market $179,000 Active 111 DOM
3. 2026-06-17
   days on market $179,000 Active 110 DOM
4. 2026-06-16
   days on market $179,000 Active 109 DOM
5. 2026-06-15
   days on market $179,000 Active 108 DOM
6. 2026-06-14
   days on market $179,000 Active 106 DOM
7. 2026-06-13
   days on market $179,000 Active 105 DOM
8. 2026-06-10
   days on market $179,000 Active 103 DOM
9. 2026-06-09
   days on market $179,000 Active 102 DOM
10. 2026-06-08
    days on market $179,000 Active 101 DOM
11. 2026-06-07
    days on market $179,000 Active 100 DOM
12. 2026-06-03
    days on market $179,000 Active 96 DOM
13. 2026-06-02
    days on market $179,000 Active 95 DOM
14. 2026-06-01
    days on market $179,000 Active 94 DOM
15. 2026-05-31
    days on market $179,000 Active 93 DOM
16. 2026-05-30
    days on market $179,000 Active 92 DOM
17. 2026-03-24
    listed $179,000 Active 299-char remark

    Show marketing remark (299 chars)

    Need room? How about this 5 Bedroom home! Come see this 2,226 sq. ft. home that has been remodeled throughout with new appliances. It features 2 baths, large eat-in kitchen and sits on a corner lot. New H/A was installed for the first floor; second floor has base heat. Property is being sold AS-IS.

18. 2026-02-26
    listed $179,000 Active
19. 2026-01-19
    price $164,900
20. 2025-11-10
    price $164,900
21. 2025-09-22
    price $169,900
22. 2025-09-22
    price $169,900
23. 2025-08-04
    listed $174,900 Active
24. 2025-08-04
    price $174,900
25. 2025-07-17
    listed $1 Active
26. 2025-05-22
    listed $1 Active
27. 2025-04-23
    price $189,900
28. 2025-04-15
    price $194,500
29. 2025-03-31
    listed $199,500 Active
30. 2024-08-30
    listed $204,900 Active
31. 2024-07-30
    listed $1 Active
32. 2024-03-14
    price $234,000
33. 2024-03-11
    price $239,000
34. 2024-01-31
    listed $244,000 Active
35. 2015-08-18
    soldstatus $72,000
36. 2015-05-14
    soldstatus $37,000
37. 2015-02-09
    listed $54,500

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,146 · $95/mo
• Expected delta: +$34/yr (+$3/mo · 3.0%)

ⓘ 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 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: $17,166
• − Mortgage interest: −$10,027
• − Property taxes: −$1,112
• − Insurance: −$895
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$5,207
• Taxable loss: −$2,822
• Est. tax savings @ 24.0%: +$677
• After-tax cash flow: $967/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

+228.4% since first listed

21 events — show timeline

• 2026-03-24 Listed $179,000 WRVBOR
• 2026-02-26 Listed $179,000 NWARMLS
• 2026-01-19 Price Changed $164,900 NWARMLS
• 2025-11-10 Price Changed $164,900 WRVBOR
• 2025-09-22 Price Changed $169,900 NWARMLS
• 2025-09-22 Price Changed $169,900 WRVBOR
• 2025-08-04 Listed $174,900 WRVBOR
• 2025-08-04 Price Changed $174,900 NWARMLS
• 2025-07-17 Listed $1 WRVBOR
• 2025-05-22 Listed $1 WRVBOR
• 2025-04-23 Price Changed $189,900 WRVBOR
• 2025-04-15 Price Changed $194,500 WRVBOR
• 2025-03-31 Listed $199,500 WRVBOR
• 2024-08-30 Listed $204,900 WRVBOR
• 2024-07-30 Listed $1 WRVBOR
• 2024-03-14 Price Changed $234,000 WRVBOR
• 2024-03-11 Price Changed $239,000 WRVBOR
• 2024-01-31 Listed $244,000 WRVBOR
• 2015-08-18 Sold (Public Records) $72,000 Public Records
• 2015-05-14 Sold (MLS) $37,000 WRVBOR
• 2015-02-09 Listed $54,500 WRVBOR

Property tax history

+8.7%/yr

Latest (2025): $1,112 · +9.0% YoY. Source: county tax records.