1404 S 17th St · Fort Smith, AR 72901

$145,000

3 bd · 2.0 ba · 1,959 sqft · SingleFamily public records · 49 Days on market

10,014 sqft lot Est $202k · 28% 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +3.8/10.0
• 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

Nestled on nearly a quarter of an acre, this home offers the perfect canvas for a homeowner with a vision. This charming 3-bedroom, 2-bathroom residence features both a formal living room—complete with a cozy fireplace for chilly evenings—and a spacious family room designed for easy gathering. The heart of the home is a functional galley kitchen that flows effortlessly into the rest of the living space. For those who love the outdoors, the property boasts a large sunroom and a covered front porch perfect for enjoying your morning coffee in peace. There is a large storage shed for all your tools and hobbies. Whether you're looking for room to grow or a creative project to call yo

Key facts

• Covered front porch
• Large sunroom
• Cozy fireplace

Tags

• LARGE SUNROOM
• COVERED FRONT PORCH
• FUNCTIONAL GALLEY KITCHEN
• COZY FIREPLACE
• LARGE STORAGE SHED

Property features AI

Exterior

• Parking: Covered parking (1 space); Carport; Concrete parking surface
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Single-family house; One level / one story
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as a house (single family residence)
• Exterior features: Covered patio/porch; Back yard fencing; Storage structure

Interior

• Kitchen: Dishwasher; Electric water heater
• Flooring: Carpet; Laminate; Simulated wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Blinds; Fireplace in the living room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $128k (11.5% below list).
• Recommended offer: $128k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Fairview Elementary School (math 50% / reading 38%, grade F, #164 of 454 statewide, top 37%, 458 students, 77% 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 79% FRL vs 64% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 176 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 36% 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 $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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $145k implies a 123% 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 $128,308 (11.5% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 0.88% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $201,777
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1907 S R St	0.30mi	3/1.0	1,991 (+2%)	6mo	$136,000	$68	74
922 S 17th St	0.32mi	3/2.0	1,859 (-5%)	3mo	$30,000	$16	74
722 S 23rd St	0.60mi	3/2.0	1,966 (+0%)	0mo	$224,000	$114	71
2206 S T St	0.57mi	3/2.0	1,928 (-2%)	2mo	$290,000	$150	69
2227 S Q St	0.45mi	3/2.0	2,000 (+2%)	8mo	$190,000	$95	69
1501 S 12th St	0.23mi	4/3.0 (+1)	2,088 (+7%)	1mo	$196,000	$94	69
712 S 17th St	0.47mi	3/3.0	1,852 (-6%)	5mo	$190,000	$103	61
2222 S Q St	0.46mi	4/2.0 (+1)	1,829 (-7%)	4mo	$230,000	$126	60
622 S 18th St	0.52mi	4/2.0 (+1)	1,794 (-8%)	2mo	$162,000	$90	55
2104 S S St	0.46mi	3/2.0	1,694 (-14%)	2mo	$210,000	$124	54
2018 S U St	0.55mi	4/3.0 (+1)	1,848 (-6%)	5mo	$184,200	$100	52
522 S 18th St	0.59mi	4/2.0 (+1)	1,752 (-11%)	1mo	$185,000	$106	49

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: 0.69×
• Total profit: $-12,388
• Equity at exit: $21,620

10-year hold

• IRR: 2.8%
• Equity multiple: 1.21×
• Total profit: $8,596
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$760
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $147

Break-even live

Break-even rent $1,097

Max offer price $145,000

Occupancy floor 84%

Sensitivity live

Price	-10% $229	-5% $188	+0% $147	+5% $106	+10% $65
Rent	-10% $46	-5% $97	+0% $147	+5% $198	+10% $249
Rate	-1.0pp $220	-0.5pp $184	base $147	+0.5pp $110	+1.0pp $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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 S 19th St Fort Smith, AR	2.0	1.0	1286	$1,095	$0.85	5d	1	0.45mi
2307 S 23rd St Fort Smith, AR	3.0	2.5	1356	$1,595	$1.18	22d	1	0.75mi
704 S 26th St Fort Smith, AR	2.0	2.0	1892	$1,700	$0.90	22d	1	0.75mi
2800 Wharton Cir Unit 2323 Fort Smith, AR	2.0	2.0	1240	$925	$0.75	15d	1	1.04mi
3101 Park Ave Fort Smith, AR	3.0	2.0	1634	$1,650	$1.01	15d	1	1.15mi

Listing history 21 events

1. 2026-06-21
   days on market $145,000 Active 49 DOM
2. 2026-06-19
   days on market $145,000 Active 47 DOM
3. 2026-06-18
   days on market $145,000 Active 46 DOM
4. 2026-06-17
   days on market $145,000 Active 45 DOM
5. 2026-06-16
   days on market $145,000 Active 44 DOM
6. 2026-06-15
   days on market $145,000 Active 43 DOM
7. 2026-06-14
   days on market $145,000 Active 41 DOM
8. 2026-06-13
   days on market $145,000 Active 40 DOM
9. 2026-06-10
   days on market $145,000 Active 38 DOM
10. 2026-06-09
    days on market $145,000 Active 37 DOM
11. 2026-06-08
    days on market $145,000 Active 36 DOM
12. 2026-06-07
    days on market $145,000 Active 35 DOM
13. 2026-06-03
    days on market $145,000 Active 31 DOM
14. 2026-06-02
    days on market $145,000 Active 30 DOM
15. 2026-06-01
    days on market $145,000 Active 29 DOM
16. 2026-05-31
    days on market $145,000 Active 28 DOM
17. 2026-05-30
    days on market $145,000 Active 27 DOM
18. 2026-05-16
    price $145,000
19. 2026-04-28
    listed $160,000 Active
20. 2001-04-09
    soldstatus $65,000
21. 1983-08-18
    soldstatus $12,000

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: +$381/yr (+$32/mo · 69.8%)

ⓘ 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 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: $15,397
• − Mortgage interest: −$8,122
• − Property taxes: −$547
• − Insurance: −$725
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$4,218
• Taxable loss: −$679
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $1,930/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

+1108.3% since first listed

4 events — show timeline

• 2026-05-16 Price Changed $145,000 WRVBOR
• 2026-04-28 Listed $160,000 WRVBOR
• 2001-04-09 Sold (Public Records) $65,000 Public Records
• 1983-08-18 Sold (Public Records) $12,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $547 · -16.9% YoY. Source: county tax records.