634 Clifton Ct · Fort Smith, AR 72903

$90,000

2 bd · 1.0 ba · 1,555 sqft · SingleFamily public records · 1 Days on market

6,408 sqft lot Est $142k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming home with lots of character. This home has original hardwood floors, new paint inside. Gas fireplace in living room. Bonus room for office or extra bedroom. Large covered front porch. Nice back yard with new privacy fence and plenty of room to entertain.

Key facts

• 6,408 sq ft lot

Property features AI

Exterior

• Parking: Covered parking for 2; Concrete parking surface
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer available; Water available
• Home design: Single family residence; One story; Vinyl siding
• Construction: Vinyl siding construction; Shingle roof
• Exterior features: Fencing (see remarks/other); Shingle roof; Public maintained road

Interior

• Kitchen: Range
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Space heater; Window unit(s) cooling
• Interior features: Gas water heater; Range; Gas log fireplace
• Laundry & utility: Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.5% 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: 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: Albert Pike Elementary School (math 19% / reading 21%, grade F, #376 of 454 statewide, top 84%, 356 students, 90% 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) — zoned schools average 83% FRL vs 64% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 37% district-wide (-16 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 (+4.9%/yr); 200 active listings in the ZIP; 11 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 $622 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $90k implies a 80% 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 $90,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.72%
• DSCR: 1.83
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $141,505
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
634 Clifton Ct	0.00mi	2/2.0	1,555 (0%)	1mo	$90,000	$58	95
919 Clifton Ct	0.14mi	3/1.5 (+1)	1,455 (-6%)	4mo	$176,000	$121	73
603 Lecta Ave	0.32mi	2/1.0	1,460 (-6%)	5mo	$164,000	$112	71
3710 Park Ave	0.46mi	3/1.5 (+1)	1,510 (-3%)	2mo	$180,000	$119	65
428 N 35th St	0.29mi	3/1.5 (+1)	1,420 (-9%)	2mo	$110,000	$77	64
2714 N J St	0.45mi	2/1.0	1,435 (-8%)	4mo	$63,600	$44	62
1117 N 34th St	0.26mi	3/1.5 (+1)	1,452 (-7%)	10mo	$52,800	$36	62
1119 N 35th St	0.29mi	3/1.0 (+1)	1,410 (-9%)	12mo	$68,200	$48	56
510 N 40th St	0.49mi	3/2.0 (+1)	1,376 (-12%)	3mo	$164,900	$120	46
4110 Kinkead	0.55mi	3/1.0 (+1)	1,706 (+10%)	12mo	$154,000	$90	43
4300 Tilles Ave	0.68mi	3/1.0 (+1)	1,378 (-11%)	10mo	$126,000	$91	36
4220 Tilles Ave	0.66mi	3/2.0 (+1)	1,380 (-11%)	8mo	$159,900	$116	35

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 · 4.9% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.51×
• Total profit: $12,836
• Equity at exit: $13,419

10-year hold

• IRR: 22.8%
• Equity multiple: 3.13×
• Total profit: $53,565
• Equity at exit: $7,782

Cash invested: $25,200 (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 72903

• Rents YoY: 4.9%
• Active inventory: 200
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$472
• Tax from tax record: −$66 /mo · $786/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $393

Break-even live

Break-even rent $728

Max offer price $90,000

Occupancy floor 63%

Sensitivity live

Price	-10% $444	-5% $419	+0% $393	+5% $368	+10% $342
Rent	-10% $296	-5% $345	+0% $393	+5% $442	+10% $490
Rate	-1.0pp $439	-0.5pp $416	base $393	+0.5pp $370	+1.0pp $346

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Park Ave Fort Smith, AR	3.0	2.0	1634	$1,650	$1.01	14d	1	0.38mi
811 N 41st St Fort Smith, AR	2.0	1.0	1306	$900	$0.69	14d	1	0.48mi
704 S 26th St Fort Smith, AR	2.0	2.0	1892	$1,700	$0.90	22d	1	0.74mi
813 N 48th St Fort Smith, AR	2.0	1.0	1170	$800	$0.68	22d	1	0.98mi
800 S 19th St Fort Smith, AR	2.0	1.0	1286	$1,095	$0.85	4d	1	1.12mi
4911 Free Ferry Rd Unit Vi Fort Smith, AR	2.0	2.0	1232	$1,150	$0.93	22d	1	1.23mi
1331 S 46th St Fort Smith, AR	1.0–2.0	1.0–1.5	1075	$1,150	$1.07	14d	6	1.29mi
4300 Wynnewood Dr Unit 2 Fort Smith, AR	2.0	2.0	1200	$1,100	$0.92	22d	1	1.35mi
2409 N 30th St Unit 1 Fort Smith, AR	2.0	2.5	1258	$950	$0.76	22d	1	1.35mi
1907 S N St Fort Smith, AR	2.0	1.0	1114	$950	$0.85	22d	1	1.40mi
1307 S 17th St Fort Smith, AR	3.0	1.5	1161	$1,150	$0.99	22d	1	1.40mi

Listing history 8 events

1. 2026-05-26
   status Pending
2. 2026-05-26
   listed $90,000 Active
3. 2022-12-20
   historical
4. 2021-11-12
   soldstatus $50,000
5. 2019-11-05
   soldstatus $30,000
6. 2003-05-01
   soldstatus $50,000
7. 1990-03-06
   soldstatus $27,000
8. 1984-01-30
   soldstatus $20,000

ⓘ 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: $786 · $66/mo
• Projected year-2 tax: $786 · $66/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: $14,706
• − Mortgage interest: −$5,041
• − Property taxes: −$786
• − Insurance: −$450
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,618
• Taxable income: $3,458
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $3,889/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): 27,242
• Household income: $61,434
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1009.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 10% Two or more races 10% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Serbian 2% Iranian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 7% Vietnamese 2% Other Asian/Pacific 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: ▼ -183.19%
• Current HPI: 201.125
• Rent YoY: ▲ 4.90%
• 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

+350.0% since first listed

8 events — show timeline

• 2026-05-26 Pending — WRVBOR
• 2026-05-26 Listed $90,000 WRVBOR
• 2022-12-20 Rental Removed — RENT.
• 2021-11-12 Sold (Public Records) $50,000 Public Records
• 2019-11-05 Sold (Public Records) $30,000 Public Records
• 2003-05-01 Sold (Public Records) $50,000 Public Records
• 1990-03-06 Sold (Public Records) $27,000 Public Records
• 1984-01-30 Sold (Public Records) $20,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $786 · +8.9% YoY. Source: county tax records.