4006 Chaffee Dr · Fort Smith, AR 72901

$65,000

2 bd · 1.0 ba · 1,217 sqft · SingleFamily public records · 32 Days on market

Built 1955 7,995 sqft lot Est $111k · 41% under

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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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

Great Investment Opportunity! This 2-bd, 1-bath, including a versatile bonus room perfect for a third bedroom or 2nd living area. New Roof installed in 2020. One-car garage. This home needs updates and is being sold AS-IS, perfect!

Key facts

• Versatile bonus room
• New roof
• 7,995 sq ft lot

Tags

• VERSATILE BONUS ROOM
• NEW ROOF

Property features AI

Finance

• Other: Property listed as residential single-family residence

Exterior

• Parking: Attached garage; 1 covered space; Gravel parking areas
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family house; Multi/split levels; Facing information not provided
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built year not provided
• Exterior features: Deck; Partial backyard fencing; Paved road access

Interior

• Kitchen: Range; Refrigerator; Disposal
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Disposal; Gas water heater; Range; Refrigerator; Wood-burning fireplace; 12 total rooms
• Laundry & utility: Washer hookup (no washer included)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($872 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Rents rising fast (+4.4%/yr); 174 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $449 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.34% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.80%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $110,747
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3624 Chaffee Dr	0.21mi	2/1.0	1,182 (-3%)	4mo	$62,000	$52	82
3810 Macarthur Dr	0.12mi	3/1.0 (+1)	1,127 (-7%)	2mo	$150,000	$133	76
3613 Chaffee Dr	0.25mi	3/2.0 (+1)	1,292 (+6%)	3mo	$110,000	$85	66
3709 Marshall Dr	0.26mi	3/2.0 (+1)	1,158 (-5%)	6mo	$156,500	$135	66
1205 N 40th St	0.51mi	2/1.0	1,307 (+7%)	7mo	$79,000	$60	58
3300 N O St	0.49mi	3/1.0 (+1)	1,312 (+8%)	2mo	$35,000	$27	57
1201 N 39th St	0.53mi	3/1.0 (+1)	1,152 (-5%)	6mo	$105,000	$91	56
1301 N 46th St	0.58mi	3/2.0 (+1)	1,280 (+5%)	1mo	$171,500	$134	55
1319 N 38th St	0.46mi	2/1.0	1,069 (-12%)	7mo	$85,000	$80	52
2312 N 35th St	0.54mi	3/1.5 (+1)	1,107 (-9%)	2mo	$72,600	$66	51
1015 N 41st St	0.62mi	3/2.0 (+1)	1,300 (+7%)	2mo	$167,900	$129	49
1918 N 29th St	0.71mi	3/1.5 (+1)	1,134 (-7%)	4mo	$119,000	$105	45

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: 8.2%
• Equity multiple: 1.33×
• Total profit: $5,959
• Equity at exit: $9,692

10-year hold

• IRR: 18.6%
• Equity multiple: 2.65×
• Total profit: $30,034
• Equity at exit: $5,620

Cash invested: $18,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $872 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $240

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 68%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4300 Wynnewood Dr Unit 2 Fort Smith, AR	2.0	2.0	1200	$1,100	$0.92	21d	1	0.43mi
1453 N 35th St Fort Smith, AR	2.0	1.0	913	$900	$0.99	21d	1	0.46mi
1224 N Albert Pike Ave Fort Smith, AR	1.0–2.0	1.0	735	$695	$0.95	13d	6	0.46mi
811 N 41st St Fort Smith, AR	2.0	1.0	1306	$900	$0.69	13d	1	0.74mi
1117 N 32nd St Fort Smith, AR	2.0	1.0	744	$850	$1.14	13d	1	0.81mi
813 N 48th St Fort Smith, AR	2.0	1.0	1170	$800	$0.68	21d	1	0.88mi
2409 N 30th St Unit 1 Fort Smith, AR	2.0	2.5	1258	$950	$0.76	21d	1	0.89mi
4515 Kinkead Ave Apt 7 Fort Smith, AR	1.0	1.0	750	$650	$0.87	21d	1	0.95mi
3600 Kinkead Ave Fort Smith, AR	1.0–2.0	1.0	797	$1,490	$1.87	13d	15	1.05mi
2905 Alabama Ave Fort Smith, AR	1.0	1.0	711	$795	$1.12	3d	1	1.06mi
3605 Barry Ave Fort Smith, AR	2.0	1.0	562	$845	$1.50	21d	3	1.23mi
501 N May Ave Fort Smith, AR	2.0	1.0	1022	$825	$0.81	21d	1	1.35mi
5801 Kinkead Ave Fort Smith, AR	1.0–3.0	1.0–2.0	805	$712	$0.89	13d	7	1.45mi
3014 Presley St Unit FB44 Fort Smith, AR	2.0	1.5	1040	$925	$0.89	21d	1	1.47mi
3014 Presley St Fort Smith, AR	1.0–2.0	1.0–1.5	782	$925	$1.18	13d	4	1.47mi
4911 Free Ferry Rd Unit Vi Fort Smith, AR	2.0	2.0	1232	$1,150	$0.93	21d	1	1.50mi

Listing history 4 events

1. 2026-05-10
   status Pending
2. 2026-04-09
   status Active
3. 2026-03-28
   status Pending
4. 2026-03-17
   listed $65,000 Active

ⓘ 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 ≥112°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: $10,463
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$1,891
• Taxable income: $1,957
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $2,406/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

4 events — show timeline

• 2026-05-10 Pending — WRVBOR
• 2026-04-09 Relisted — WRVBOR
• 2026-03-28 Pending — WRVBOR
• 2026-03-17 Listed $65,000 WRVBOR

Property tax history

-31.7%/yr

Latest (2023): $10 · -75.4% YoY. Source: county tax records.