918 S 18th St · Fort Smith, AR 72901

$139,500

3 bd · 1.0 ba · 1,082 sqft · SingleFamily public records · 98 Days on market

Built 1960 7,000 sqft lot Est $132k · 6% over ↓ 11% since listing

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Why this score? — see what drove the D- 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 +12.0/30.0
• ARV discount +4.9/15.0
• DSCR +3.6/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Freshly remodeled and move-in ready! This 3-bedroom, 2-bath home on the south side of Fort Smith has been beautifully updated and is ready for its new owners. Conveniently located near schools, shopping, and restaurants, this home offers both comfort and convenience. Recent updates include new paint, new flooring, updated bathrooms, and modern lighting fixtures, giving the home a fresh, stylish feel throughout. Whether you’re a first-time homebuyer, downsizing, or looking for a great investment property, this home is a must-see.

Key facts

• 7,000 sq ft lot
• Garage
• Built 1960

Property features AI

Exterior

• Parking: Detached garage; Gravel parking; 2 covered spaces
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered porch; Cleared lot; Outbuilding

Interior

• Kitchen: Range
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Other heating; Zoned cooling
• Interior features: Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-33 ($-393/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (27.4% below list).
• Recommended offer: $101k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Ballman Elementary School (math 37% / reading 42%, grade F, #206 of 454 statewide, top 48%, 344 students, 70% 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).
• Market conditions: Rents rising fast (+4.4%/yr); 174 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $964 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 98 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

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 $101,323 (27.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $132,004
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2015 S Q St	0.56mi	3/1.0	1,066 (-2%)	2mo	$115,000	$108	70
1018 S 25th St	0.48mi	2/1.0 (-1)	1,057 (-2%)	2mo	$105,000	$99	67
1022 23rd St	0.34mi	2/1.0 (-1)	1,064 (-2%)	12mo	$150,000	$141	67
2116 S P St	0.55mi	2/1.0 (-1)	1,088 (+1%)	5mo	$150,000	$138	64
1015 S 24th St	0.43mi	3/1.0	1,150 (+6%)	8mo	$139,550	$121	63
1622 S S St	0.70mi	3/1.0	1,088 (+1%)	8mo	$133,000	$122	60
1504 Lexington Ave	0.46mi	2/1.0 (-1)	1,176 (+9%)	4mo	$65,000	$55	56
2203 S M St	0.42mi	2/1.0 (-1)	1,208 (+12%)	2mo	$156,400	$129	55
2604 S M St	0.65mi	3/1.0	1,116 (+3%)	13mo	$145,000	$130	54
1615 R St	0.61mi	2/1.0 (-1)	1,004 (-7%)	1mo	$99,900	$100	53
1517 Bluff Ave	0.41mi	2/1.0 (-1)	960 (-11%)	5mo	$84,500	$88	53
2008 S Q St	0.58mi	2/1.0 (-1)	926 (-14%)	12mo	$137,500	$148	34

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: -16.7%
• Equity multiple: 0.40×
• Total profit: $-23,342
• Equity at exit: $20,800

10-year hold

• IRR: -6.6%
• Equity multiple: 0.56×
• Total profit: $-17,305
• Equity at exit: $12,061

Cash invested: $39,060 (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: 174
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,013 high
• Mortgage (P&I): −$732
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-33

Break-even live

Break-even rent $1,055

Max offer price $133,709

Occupancy floor 98%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	3d	1	0.09mi
1307 S 17th St Fort Smith, AR	3.0	1.5	1161	$1,150	$0.99	21d	1	0.28mi
1907 S N St Fort Smith, AR	2.0	1.0	1114	$950	$0.85	21d	1	0.37mi
2322 S I St Fort Smith, AR	1.0–2.0	1.0	755	$895	$1.19	12d	2	0.38mi
2500 Dodson Ave Unit 1 Fort Smith, AR	2.0	1.0	700	$695	$0.99	13d	1	0.51mi
501 N May Ave Fort Smith, AR	2.0	1.0	1022	$825	$0.81	21d	1	0.74mi
101 N 11th St Unit 112 Fort Smith, AR	2.0	2.0	1040	$1,240	$1.19	21d	1	0.81mi
101 N 11th St Fort Smith, AR	1.0–2.0	1.0–2.0	806	$1,115	$1.38	3d	9	0.82mi
1915 S U St Unit A Fort Smith, AR	2.0	2.0	900	$975	$1.08	21d	1	0.83mi
1700 S 28th St Unit 1 Fort Smith, AR	2.0	1.0	850	$795	$0.94	13d	1	0.85mi
2820 S O St Fort Smith, AR	2.0	1.5	1024	$875	$0.85	21d	1	0.86mi
2200 S 17th St Unit D Fort Smith, AR	3.0	2.0	1123	$975	$0.87	21d	1	0.86mi
3014 Presley St Fort Smith, AR	1.0–2.0	1.0–1.5	782	$925	$1.18	13d	4	0.88mi
3014 Presley St Unit FB44 Fort Smith, AR	2.0	1.5	1040	$925	$0.89	21d	1	0.88mi
2301 S V St Unit 7 Fort Smith, AR	2.0	1.0	795	$550	$0.69	21d	1	0.97mi
2307 S 23rd St Fort Smith, AR	3.0	2.5	1356	$1,595	$1.18	21d	1	1.01mi
3605 Barry Ave Fort Smith, AR	2.0	1.0	562	$845	$1.50	21d	3	1.19mi
3500 S N St Fort Smith, AR	1.0–2.0	1.0–1.5	834	$935	$1.12	21d	1	1.21mi
3600 Kinkead Ave Fort Smith, AR	1.0–2.0	1.0	797	$1,490	$1.87	13d	15	1.24mi
2800 Wharton Cir Unit 2323 Fort Smith, AR	2.0	2.0	1240	$925	$0.75	13d	1	1.25mi
1117 N 32nd St Fort Smith, AR	2.0	1.0	744	$850	$1.14	13d	1	1.25mi
109 N 3rd St Fort Smith, AR	1.0–2.0	1.0–2.5	1066	$1,300	$1.22	3d	2	1.31mi
3906 S N St Unit 3904 Fort Smith, AR	2.0	1.5	1024	$800	$0.78	21d	1	1.45mi

Listing history 19 events

1. 2026-06-19
   days on market $139,500 Active 98 DOM
2. 2026-06-18
   days on market $139,500 Active 97 DOM
3. 2026-06-17
   days on market $139,500 Active 96 DOM
4. 2026-06-16
   days on market $139,500 Active 95 DOM
5. 2026-06-15
   days on market $139,500 Active 94 DOM
6. 2026-06-14
   days on market $139,500 Active 92 DOM
7. 2026-06-13
   days on market $139,500 Active 91 DOM
8. 2026-06-10
   days on market $139,500 Active 89 DOM
9. 2026-06-09
   days on market $139,500 Active 88 DOM
10. 2026-06-08
    days on market $139,500 Active 87 DOM
11. 2026-06-07
    days on market $139,500 Active 86 DOM
12. 2026-06-03
    days on market $139,500 Active 82 DOM
13. 2026-06-02
    days on market $139,500 Active 81 DOM
14. 2026-06-01
    days on market $139,500 Active 80 DOM
15. 2026-05-31
    days on market $139,500 Active 79 DOM
16. 2026-05-30
    days on market $139,500 Active 78 DOM
17. 2026-04-29
    price $139,500
18. 2026-04-10
    price $149,300
19. 2026-03-13
    listed $157,500 Active

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $893 · $74/mo
• Expected delta: +$370/yr (+$31/mo · 70.8%)

ⓘ 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 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: $12,159
• − Mortgage interest: −$7,814
• − Property taxes: −$523
• − Insurance: −$698
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$4,058
• Taxable loss: −$2,879
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $298/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

-11.4% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $139,500 WRVBOR
• 2026-04-10 Price Changed $149,300 WRVBOR
• 2026-03-13 Listed $157,500 WRVBOR

Property tax history

+2.5%/yr

Latest (2025): $523 · +9.0% YoY. Source: county tax records.