7222 Jenny Lind Rd · Fort Smith, AR 72908

$142,000

4 bd · 2.0 ba · 2,180 sqft · SingleFamily public records · 9 Days on market

Built 1973 0.28 ac lot Est $257k · 45% 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.3/10.0
• 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

Nice tree shaded lot, oversized home offering living room and den, metal roof, handicap ramp in front and garage. Central location with easy access to interstate. HUD Case# 031-447963 * "HUD homes are Sold As Is" * www. olympusams-at.com * www. HudHomeStore. gov * Owner Occupants, Nonprofits, and Government Agencies only for first 10 days of listing.

Key facts

• Metal roof
• Central location
• Tree shaded lot

Tags

• TREE SHADED LOT
• METAL ROOF
• CENTRAL LOCATION
• EASY ACCESS TO INTERSTATE

Property features AI

Exterior

• Parking: Attached garage with 2 covered spaces; Gravel driveway
• Utilities: Public water; Sewer available; Electricity available; Phone available
• Home design: Single-family house; One story
• Construction: Brick construction; Metal roof
• Exterior features: Front porch; Back yard fencing; Level lot; Publicly maintained road

Interior

• Kitchen: Microwave; Electric water heater
• Flooring: Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Fireplace in the family room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• 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: 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; 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 $982 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

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 $142,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 9.56%
• Cash-on-cash: 11.69%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $257,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8005 Hermitage Dr	0.41mi	4/2.0	2,240 (+3%)	12mo	$243,500	$109	66
8305 Meadow Dr	0.68mi	3/2.0 (-1)	2,340 (+7%)	7mo	$308,000	$132	45
7811 Meadow Dr	0.41mi	3/2.0 (-1)	1,862 (-15%)	17mo	$219,000	$118	38

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,613
• Equity at exit: $21,173

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $33,013
• Equity at exit: $12,278

Cash invested: $39,760 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$745
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $387

Break-even live

Break-even rent $1,119

Max offer price $142,000

Occupancy floor 71%

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   status $142,000 Pending 9 DOM
2. 2026-06-18
   days on market $142,000 Active 9 DOM
3. 2026-06-17
   days on market $142,000 Active 8 DOM
4. 2026-06-16
   days on market $142,000 Active 7 DOM
5. 2026-06-15
   days on market $142,000 Active 6 DOM
6. 2026-06-14
   days on market $142,000 Active 4 DOM
7. 2026-06-13
   days on market $142,000 Active 3 DOM
8. 2026-06-10
   remarks 359-char remark
9. 2026-06-10
   listed $142,000 Active 1 DOM

ⓘ 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: $963 · $80/mo
• Projected year-2 tax: $963 · $80/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 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: $19,310
• − Mortgage interest: −$7,954
• − Property taxes: −$963
• − Insurance: −$710
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$4,131
• Taxable income: $2,462
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $4,055/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

1 event — show timeline

• 2026-06-09 Listed $142,000 WRVBOR

Property tax history

-0.4%/yr

Latest (2025): $963 · -4.0% YoY. Source: county tax records.