1712 S G St · Fort Smith, AR 72901

$85,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 195 Days on market

3,249 sqft lot Est $90k · 5% under

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Why this score? — see what drove the C+ 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 +26.9/30.0
• ARV discount +9.8/15.0
• DSCR +9.3/10.0
• 1% rule +6.3/10.0
• 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

Discover the inviting charm of 1712 S G ST, Fort Smith, Arkansas, a single-family residence thoughtfully prepared for immediate occupancy. This home offers a seamless transition for its next owners, presenting a lifestyle of ease and comfort. With three well-proportioned bedrooms, this home provides ample personal space for everyone. The single bathroom is designed for practicality and daily routines. A welcoming porch extends an invitation to relax and enjoy the surroundings, offering a perfect spot for morning coffee or evening unwinding. The property's manageable 896 sq ft lot size ensures easy maintenance, allowing more time to enjoy the comforts of home. This ready-to-move-in residence

Key facts

• Low-maintenance
• Private yard
• Quiet neighborhood

Tags

• PRIVATE YARD
• LOW-MAINTENANCE
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: $416 annual tax (tax amount provided)
• HOA & community: Monthly association fee

Exterior

• Parking: Concrete driveway
• Utilities: Electricity available; Natural gas available; Public water
• Home design: Single-story; 25 years or older
• Construction: Brick and vinyl siding exterior; Asphalt shingle roof; Tie-down foundation
• Exterior features: Concrete driveway; Porch; Front and back yard fencing; Cleared, level lot; Shared road frontage

Interior

• Flooring: Brick; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Ceiling fan(s); None listed
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 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); 176 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $588 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 + 4.4% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $30k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.13% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.93%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $89,600
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1815 S G St	0.09mi	2/2.0 (-1)	793 (-12%)	3mo	$135,000	$170	66
817 S 18th St	0.07mi	3/1.0	1,022 (+14%)	19mo	$70,300	$69	57
1517 Bluff Ave	0.51mi	2/1.0 (-1)	960 (+7%)	5mo	$84,500	$88	55
2008 S Q St	0.69mi	2/1.0 (-1)	926 (+3%)	12mo	$137,500	$148	47
1906 S Q St	0.67mi	3/1.0	952 (+6%)	14mo	$52,000	$55	47
2213 L St	0.48mi	2/1.0 (-1)	943 (+5%)	21mo	$140,000	$148	47
1516 S 16th St	0.53mi	3/1.0	960 (+7%)	22mo	$45,000	$47	45
1700 Q St	0.67mi	2/1.0 (-1)	912 (+2%)	22mo	$95,000	$104	43
1811 16th St	0.69mi	3/1.0	854 (-5%)	22mo	$66,000	$77	42
1615 R St	0.71mi	2/1.0 (-1)	1,004 (+12%)	2mo	$99,900	$100	40
1400 S Bluff Ave	0.42mi	2/1.0 (-1)	1,019 (+14%)	18mo	$157,410	$154	37

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,606
• Equity at exit: $12,674

10-year hold

• IRR: 13.5%
• Equity multiple: 2.14×
• Total profit: $27,202
• Equity at exit: $7,349

Cash invested: $23,800 (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: 176
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $956 high
• Mortgage (P&I): −$446
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $237

Break-even live

Break-even rent $657

Max offer price $85,000

Occupancy floor 70%

Sensitivity live

Price	-10% $285	-5% $261	+0% $237	+5% $213	+10% $189
Rent	-10% $161	-5% $199	+0% $237	+5% $274	+10% $312
Rate	-1.0pp $279	-0.5pp $258	base $237	+0.5pp $215	+1.0pp $192

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1907 S N St Fort Smith, AR	2.0	1.0	1114	$950	$0.85	22d	1	0.44mi
2322 S I St Fort Smith, AR	1.0–2.0	1.0	755	$895	$1.19	13d	2	0.45mi
2500 Dodson Ave Unit 1 Fort Smith, AR	2.0	1.0	700	$695	$0.99	14d	1	0.59mi
101 N 11th St Unit 112 Fort Smith, AR	2.0	2.0	1040	$1,240	$1.19	22d	1	0.72mi
101 N 11th St Fort Smith, AR	1.0–2.0	1.0–2.0	806	$1,115	$1.38	4d	9	0.73mi
501 N May Ave Fort Smith, AR	2.0	1.0	1022	$825	$0.81	22d	1	0.76mi
1915 S U St Unit A Fort Smith, AR	2.0	2.0	900	$975	$1.08	22d	1	0.90mi
2200 S 17th St Unit D Fort Smith, AR	3.0	2.0	1123	$975	$0.87	22d	1	0.93mi
3014 Presley St Fort Smith, AR	1.0–2.0	1.0–1.5	782	$925	$1.18	14d	4	0.94mi
1700 S 28th St Unit 1 Fort Smith, AR	2.0	1.0	850	$795	$0.94	14d	1	0.94mi
3014 Presley St Unit FB44 Fort Smith, AR	2.0	1.5	1040	$925	$0.89	22d	1	0.94mi
2820 S O St Fort Smith, AR	2.0	1.5	1024	$875	$0.85	22d	1	0.95mi
2301 S V St Unit 7 Fort Smith, AR	2.0	1.0	795	$550	$0.69	22d	1	1.05mi
109 N 3rd St Fort Smith, AR	1.0–2.0	1.0–2.5	1066	$1,300	$1.22	4d	2	1.23mi
3605 Barry Ave Fort Smith, AR	2.0	1.0	562	$845	$1.50	22d	3	1.24mi
1117 N 32nd St Fort Smith, AR	2.0	1.0	744	$850	$1.14	14d	1	1.25mi
3600 Kinkead Ave Fort Smith, AR	1.0–2.0	1.0	797	$1,490	$1.87	14d	15	1.27mi
3500 S N St Fort Smith, AR	1.0–2.0	1.0–1.5	834	$935	$1.12	22d	1	1.29mi

Listing history 30 events

1. 2026-06-21
   days on market $85,000 Active 195 DOM
2. 2026-06-19
   days on market $85,000 Active 193 DOM
3. 2026-06-18
   days on market $85,000 Active 192 DOM
4. 2026-06-17
   days on market $85,000 Active 191 DOM
5. 2026-06-16
   days on market $85,000 Active 190 DOM
6. 2026-06-15
   days on market $85,000 Active 189 DOM
7. 2026-06-14
   days on market $85,000 Active 187 DOM
8. 2026-06-13
   days on market $85,000 Active 186 DOM
9. 2026-06-10
   days on market $85,000 Active 184 DOM
10. 2026-06-09
    days on market $85,000 Active 183 DOM
11. 2026-06-09
    days on market $85,000 Active 182 DOM
12. 2026-05-31
    days on market $85,000 Active 181 DOM
13. 2026-05-30
    days on market $85,000 Active 180 DOM
14. 2026-05-11
    price $85,000
15. 2026-04-21
    price $100,000
16. 2025-12-01
    listed $115,000 Active
17. 2025-10-28
    soldstatus $89,500
18. 2025-06-02
    historical
19. 2025-05-01
    price $89,500
20. 2025-04-30
    price $89,500
21. 2025-03-06
    listed $92,000 New Listing
22. 2025-01-17
    historical
23. 2024-11-26
    price $92,000
24. 2024-11-25
    price $92,000
25. 2024-10-14
    status Back on Market
26. 2024-10-07
    status Under Contract
27. 2024-07-17
    listed $80,000 New Listing
28. 2022-03-15
    soldstatus $68,000
29. 2021-11-23
    listed $68,000
30. 2005-10-05
    soldstatus $16,000

ⓘ 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: $453 · $38/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$91/yr (+$8/mo · 20.1%)

ⓘ 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 2/10 Low
• 🌡 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: $11,477
• − Mortgage interest: −$4,761
• − Property taxes: −$453
• − Insurance: −$425
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,473
• Taxable income: $1,528
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $2,473/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

+431.2% since first listed

17 events — show timeline

• 2026-05-11 Price Changed $85,000 NWARMLS
• 2026-04-21 Price Changed $100,000 NWARMLS
• 2025-12-01 Listed $115,000 NWARMLS
• 2025-10-28 Sold (Public Records) $89,500 Public Records
• 2025-06-02 Listing Removed — CARMLS
• 2025-05-01 Price Changed $89,500 CARMLS
• 2025-04-30 Price Changed $89,500 NWARMLS
• 2025-03-06 Listed $92,000 CARMLS
• 2025-01-17 Listing Removed — CARMLS
• 2024-11-26 Price Changed $92,000 CARMLS
• 2024-11-25 Price Changed $92,000 NWARMLS
• 2024-10-14 Relisted — CARMLS
• 2024-10-07 Pending — CARMLS
• 2024-07-17 Listed $80,000 CARMLS
• 2022-03-15 Sold (MLS) $68,000 WRVBOR
• 2021-11-23 Listed $68,000 WRVBOR
• 2005-10-05 Sold (Public Records) $16,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $453 · +9.0% YoY. Source: county tax records.