705 N 41st St · Fort Smith, AR 72903

$149,900

4 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 116 Days on market

6,534 sqft lot Est $170k · 12% 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 +20.2/30.0
• ARV discount +12.9/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• 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 MLS

Much larger then it appears, This is a must see! refinished Hardwood floors, ceramic tile, new carpet, fresh paint, fenced back yard, 2 living areas and 4 bedrooms. Central Heat and air, new light fixtures, doors

Key facts

• Remodeled
• Fresh paint
• New hot water tank

Tags

• REMODELED
• NEW ROOF
• NEW HOT WATER TANK
• NEW FLOORING
• NEW INTERIOR DOORS
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Dora Kimmons Jr. High School (math 22% / reading 32%, grade F, #156 of 201 statewide, top 78%, 841 students, 91% FRL); Northside High School (math 12% / reading 27%, grade F, #239 of 292 statewide, top 85%, 2,433 students, 74% FRL) — zoned schools average 82% FRL vs 64% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 37% district-wide (-14 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 388 units permitted in Sebastian County in 2024 (16 in 5+ unit buildings).
• This rent runs 30% of the median local income ($61k/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 116 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $150k implies a 150% 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 $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.03% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $170,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 N 41st St	0.00mi	4/2.0	1,432 (0%)	1mo	$149,900	$105	95
510 N 40th St	0.19mi	3/2.0 (-1)	1,376 (-4%)	3mo	$164,900	$120	73
4220 Tilles Ave	0.18mi	3/2.0 (-1)	1,380 (-4%)	8mo	$159,900	$116	70
504 N 36th St	0.32mi	4/2.0	1,387 (-3%)	7mo	$145,000	$105	70
428 N 35th St	0.46mi	3/1.5 (-1)	1,420 (-1%)	2mo	$110,000	$77	68
801 N 46 St	0.38mi	3/2.0 (-1)	1,414 (-1%)	7mo	$154,000	$109	65
1015 N 41st St	0.20mi	3/2.0 (-1)	1,300 (-9%)	2mo	$167,900	$129	65
3710 Park Ave	0.41mi	3/1.5 (-1)	1,510 (+5%)	2mo	$180,000	$119	63
919 Clifton Ct	0.54mi	3/1.5 (-1)	1,455 (+2%)	4mo	$176,000	$121	62
1401 N 50th St	0.72mi	3/1.0 (-1)	1,472 (+3%)	8mo	$162,000	$110	50
1301 N 46th St	0.49mi	3/2.0 (-1)	1,280 (-11%)	1mo	$171,500	$134	50
4321 Free Ferry Ln	0.56mi	3/1.5 (-1)	1,266 (-12%)	2mo	$195,000	$154	46

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-9,228
• Equity at exit: $22,351

10-year hold

• IRR: 6.0%
• Equity multiple: 1.49×
• Total profit: $20,418
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $189

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 83%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	13d	1	0.73mi
400 Lincoln Ln Fort Smith, AR	1.0–4.0	1.0–4.0	1425	$1,499	$1.05	13d	16	1.04mi
406 Rockefeller Pl Fort Smith, AR	4.0	4.0	1800	$1,699	$0.94	21d	1	1.07mi
5700 Grand Ave Fort Smith, AR	3.0	2.0	1605	$1,500	$0.93	21d	1	1.07mi
5801 Kinkead Ave Fort Smith, AR	1.0–3.0	1.0–2.0	805	$875	$1.09	13d	7	1.15mi
5900 Kinkead Ave Fort Smith, AR	1.0–3.0	1.0–2.0	870	$895	$1.03	13d	18	1.16mi

Listing history 10 events

1. 2026-04-21
   status Pending
2. 2026-04-10
   price $149,900
3. 2026-03-27
   price $154,900
4. 2026-03-13
   price $159,900
5. 2026-02-27
   price $164,900
6. 2025-12-26
   listed $179,900 Active
7. 2025-12-02
   soldstatus $60,000
8. 2015-05-26
   soldstatus $67,900
9. 2015-05-22
   soldstatus $67,900 213-char remark

   Show marketing remark (213 chars)

   Much larger then it appears, This is a must see! refinished Hardwood floors, ceramic tile, new carpet, fresh paint, fenced back yard, 2 living areas and 4 bedrooms. Central Heat and air, new light fixtures, doors

10. 2014-11-10
    listed $67,900 213-char remark

    Show marketing remark (213 chars)

    Much larger then it appears, This is a must see! refinished Hardwood floors, ceramic tile, new carpet, fresh paint, fenced back yard, 2 living areas and 4 bedrooms. Central Heat and air, new light fixtures, doors

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°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: $18,602
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,361
• Taxable loss: −$130
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $2,296/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

+120.8% since first listed

10 events — show timeline

• 2026-04-21 Pending — WRVBOR
• 2026-04-10 Price Changed $149,900 WRVBOR
• 2026-03-27 Price Changed $154,900 WRVBOR
• 2026-03-13 Price Changed $159,900 WRVBOR
• 2026-02-27 Price Changed $164,900 WRVBOR
• 2025-12-26 Listed $179,900 WRVBOR
• 2025-12-02 Sold (Public Records) $60,000 Public Records
• 2015-05-26 Sold (Public Records) $67,900 Public Records
• 2015-05-22 Sold (MLS) $67,900 WRVBOR
• 2014-11-10 Listed $67,900 WRVBOR

Property tax history

-11.5%/yr

Latest (2025): $96 · -43.3% YoY. Source: county tax records.