635 Clifton Ct · Fort Smith, AR 72903

$89,900

2 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 9 Days on market

Built 1948 6,408 sqft lot Est $106k · 15% 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 +25.4/30.0
• ARV discount +14.4/15.0
• DSCR +8.4/10.0
• 1% rule +5.9/10.0
• 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

Super Clean 2BR 1 BATH home with gorgeous hardwood floors, fireplace in the living area, large kitchen, enclosed front porch and nice sized bedrooms. Home has new roof and all new paint! Walking distance to Tilles Park & Priced to sell!

Key facts

• 6,408 sq ft lot
• Built 1948
• Listed 9 days

Property features AI

Exterior

• Parking: 1 covered parking space; Concrete parking surface
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-family house; One story
• Construction: Brick construction; Shingle roof
• Exterior features: Enclosed porch; Porch; Back yard fencing; Chain link, privacy and wood fencing; Cleared, level city lot

Interior

• Kitchen: Range; Gas water heater
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Window air conditioning units
• Interior features: Fireplace in the living room; Gas water heater; Range
• Laundry & utility: Electric 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 $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $90k).
• Cap rate 9.0% 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: 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 80% FRL vs 64% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 37% district-wide (-15 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); 197 active listings in the ZIP; 30 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 ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $28k; list at $90k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $89,900

Questions for the listing agent

1. Built in 1948 — 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: 1.09% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $106,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635 Clifton Ct	0.00mi	2/1.0	1,168 (0%)	1mo	$90,000	$77	100
808 N 34th St	0.11mi	3/1.0 (+1)	1,064 (-9%)	6mo	$114,000	$107	70
1201 N 39th St	0.51mi	3/1.0 (+1)	1,152 (-1%)	6mo	$105,000	$91	64
709 N 41st St	0.53mi	3/1.0 (+1)	1,111 (-5%)	2mo	$136,000	$122	61
1301 N Greenwood Ave	0.52mi	2/1.0	1,304 (+12%)	2mo	$112,000	$86	54
2808 Alabama Ave	0.27mi	3/2.0 (+1)	1,316 (+13%)	4mo	$138,400	$105	54
1716 N J St	0.71mi	3/1.5 (+1)	1,196 (+2%)	5mo	$60,000	$50	52
421 N 40th St	0.55mi	2/1.0	1,023 (-12%)	6mo	$26,000	$25	49
1711 N J St	0.72mi	2/1.0	1,028 (-12%)	3mo	$50,000	$49	44
1015 N 41st St	0.58mi	3/2.0 (+1)	1,300 (+11%)	2mo	$167,900	$129	44
3300 N O St	0.65mi	3/1.0 (+1)	1,312 (+12%)	2mo	$35,000	$27	43
3210 N O St	0.65mi	2/1.0	992 (-15%)	3mo	$117,000	$118	42

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $453
• Equity at exit: $13,404

10-year hold

• IRR: 11.8%
• Equity multiple: 2.01×
• Total profit: $25,347
• Equity at exit: $7,773

Cash invested: $25,172 (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: 197
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $977 high
• Mortgage (P&I): −$471
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $206

Break-even live

Break-even rent $716

Max offer price $89,900

Occupancy floor 74%

Sensitivity live

Price	-10% $257	-5% $232	+0% $206	+5% $181	+10% $155
Rent	-10% $129	-5% $168	+0% $206	+5% $245	+10% $283
Rate	-1.0pp $252	-0.5pp $229	base $206	+0.5pp $183	+1.0pp $159

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2905 Alabama Ave Fort Smith, AR	1.0	1.0	711	$795	$1.12	4d	1	0.21mi
1117 N 32nd St Fort Smith, AR	2.0	1.0	744	$850	$1.14	14d	1	0.24mi
3600 Kinkead Ave Fort Smith, AR	1.0–2.0	1.0	797	$1,490	$1.87	14d	15	0.31mi
501 N May Ave Fort Smith, AR	2.0	1.0	1022	$825	$0.81	21d	1	0.41mi
3605 Barry Ave Fort Smith, AR	2.0	1.0	562	$845	$1.50	21d	3	0.47mi
811 N 41st St Fort Smith, AR	2.0	1.0	1306	$900	$0.69	14d	1	0.54mi
1453 N 35th St Fort Smith, AR	2.0	1.0	913	$900	$0.99	21d	1	0.54mi
3014 Presley St Unit FB44 Fort Smith, AR	2.0	1.5	1040	$925	$0.89	21d	1	0.57mi
3014 Presley St Fort Smith, AR	1.0–2.0	1.0–1.5	782	$925	$1.18	14d	4	0.57mi
1224 N Albert Pike Ave Fort Smith, AR	1.0–2.0	1.0	735	$695	$0.95	14d	6	0.73mi
802 S 25th St Fort Smith, AR	1.0	1.0	716	$745	$1.04	12d	2	0.77mi
2322 S I St Fort Smith, AR	1.0–2.0	1.0	755	$895	$1.19	12d	2	0.91mi
4515 Kinkead Ave Apt 7 Fort Smith, AR	1.0	1.0	750	$650	$0.87	21d	1	0.92mi
2500 Dodson Ave Unit 1 Fort Smith, AR	2.0	1.0	700	$695	$0.99	14d	1	0.96mi
813 N 48th St Fort Smith, AR	2.0	1.0	1170	$800	$0.68	21d	1	1.04mi
3500 S N St Fort Smith, AR	1.0–2.0	1.0–1.5	834	$935	$1.12	21d	1	1.07mi
800 S 19th St Fort Smith, AR	2.0	1.0	1286	$1,095	$0.85	4d	1	1.07mi
1218 D St N Unit 1218 Fort Smith, AR	1.0	1.0	726	$550	$0.76	21d	1	1.09mi
3906 S N St Unit 3904 Fort Smith, AR	2.0	1.5	1024	$800	$0.78	21d	1	1.12mi
2820 S O St Fort Smith, AR	2.0	1.5	1024	$875	$0.85	21d	1	1.16mi
1700 S 28th St Unit 1 Fort Smith, AR	2.0	1.0	850	$795	$0.94	14d	1	1.23mi
601 S 14th St Unit 8 Fort Smith, AR	1.0	1.0	700	$495	$0.71	21d	1	1.28mi
4911 Free Ferry Rd Unit Vi Fort Smith, AR	2.0	2.0	1232	$1,150	$0.93	21d	1	1.28mi
101 N 11th St Unit 112 Fort Smith, AR	2.0	2.0	1040	$1,240	$1.19	21d	1	1.30mi
101 N 11th St Fort Smith, AR	1.0–2.0	1.0–2.0	806	$1,115	$1.38	4d	9	1.31mi
1331 S 46th St Fort Smith, AR	1.0–2.0	1.0–1.5	1075	$1,150	$1.07	14d	6	1.33mi
2409 N 30th St Unit 1 Fort Smith, AR	2.0	2.5	1258	$950	$0.76	21d	1	1.34mi
1907 S N St Fort Smith, AR	2.0	1.0	1114	$950	$0.85	21d	1	1.36mi
1307 S 17th St Fort Smith, AR	3.0	1.5	1161	$1,150	$0.99	21d	1	1.36mi
4300 Wynnewood Dr Unit 2 Fort Smith, AR	2.0	2.0	1200	$1,100	$0.92	21d	1	1.38mi

Listing history 7 events

1. 2026-05-06
   status Pending
2. 2026-05-01
   status Active
3. 2026-04-10
   status Pending
4. 2026-04-02
   listed $89,900 Active
5. 1995-02-08
   soldstatus $28,000
6. 1986-10-03
   soldstatus $34,000
7. 1985-12-30
   soldstatus $29,000

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $677 · $56/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: $11,720
• − Mortgage interest: −$5,036
• − Property taxes: −$677
• − Insurance: −$450
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$2,615
• Taxable income: $1,068
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $2,219/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

+210.0% since first listed

7 events — show timeline

• 2026-05-06 Pending — WRVBOR
• 2026-05-01 Relisted — WRVBOR
• 2026-04-10 Pending — WRVBOR
• 2026-04-02 Listed $89,900 WRVBOR
• 1995-02-08 Sold (Public Records) $28,000 Public Records
• 1986-10-03 Sold (Public Records) $34,000 Public Records
• 1985-12-30 Sold (Public Records) $29,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $677 · +8.9% YoY. Source: county tax records.