108 Fordham Cir · Fort Smith, AR 72908

$140,900

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 135 Days on market

Built 1984 0.32 ac lot Est $184k · 23% 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.0/10.0
• 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 MLS

3 bed 2 bath home just minutes to I-540 and at the end of cul-de-sac. This home features lots of updates including roof, appliances, and driveway. Fenced in backyard makes a great place to relax.

Key facts

• Fenced in backyard
• Cul-de-sac
• 0.32 acre lot

Tags

• FENCED IN BACKYARD
• CUL-DE-SAC

Property features AI

Exterior

• Parking: Attached garage; 2 covered parking spaces; Concrete driveway/parking
• Utilities: Public water; Electricity available; Natural gas available; Sewer available; Water available
• Home design: Single-family house; One story
• Construction: Brick and vinyl siding construction; Slab foundation
• Exterior features: Covered patio; Patio; Back yard fencing; Chain link fence; Shingle roof; Cleared lot; Paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Gas water heater
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $167 ($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 $127k (9.7% below list).
• Recommended offer: $124k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Cavanaugh Elementary School (math 57% / reading 52%, grade C, #60 of 454 statewide, top 15%, 310 students, 66% 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 60% FRL track the district average.
• Market conditions: 97 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $974 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 135 days — a 12% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $32k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $123,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.90% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $184,044
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 S 21st Ter	0.16mi	3/2.0	1,325 (+6%)	1mo	$195,000	$147	82
7912 S 24th St	0.32mi	3/2.0	1,279 (+2%)	0mo	$180,000	$141	81
125 Georgetown Ln	0.13mi	3/2.0	1,189 (-5%)	10mo	$178,500	$150	77
217 Baylor Cir	0.35mi	3/2.0	1,304 (+4%)	4mo	$120,500	$92	73
8218 Colony Ln	0.06mi	4/2.0 (+1)	1,400 (+12%)	2mo	$239,000	$171	70
8023 Colony Ln	0.12mi	3/2.0	1,080 (-14%)	7mo	$175,000	$162	65
7713 S 24th St	0.42mi	3/2.0	1,340 (+7%)	7mo	$180,000	$134	63
213 Cornell Ave	0.26mi	3/1.5	1,080 (-14%)	3mo	$149,000	$138	61
204 Amherst Cir	0.27mi	4/2.0 (+1)	1,425 (+14%)	0mo	$170,000	$119	59
8604 Meadow Dr	0.41mi	3/2.0	1,376 (+10%)	12mo	$202,500	$147	54
7800 Colony Ln	0.30mi	3/1.5	1,064 (-15%)	8mo	$149,000	$140	52
8105 S 22nd Ter	0.24mi	3/1.0	1,075 (-14%)	13mo	$165,000	$153	50

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-12,252
• Equity at exit: $21,009

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,775
• Equity at exit: $12,182

Cash invested: $39,452 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,272 high
• Mortgage (P&I): −$739
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $167

Break-even live

Break-even rent $1,060

Max offer price $140,900

Occupancy floor 82%

Sensitivity live

Price	-10% $247	-5% $207	+0% $167	+5% $127	+10% $87
Rent	-10% $67	-5% $117	+0% $167	+5% $217	+10% $268
Rate	-1.0pp $238	-0.5pp $203	base $167	+0.5pp $131	+1.0pp $93

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: $35,225
• Closing costs: $4,227
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8500 S 28th St Unit 8502-09 Fort Smith, AR	2.0	2.0	920	$825	$0.90	23d	1	0.49mi
1206 Mesa Dr Fort Smith, AR	3.0	2.0	1369	$1,400	$1.02	15d	1	0.49mi
2601 Oakview Rd Unit 2609-03 Fort Smith, AR	2.0	2.0	920	$825	$0.90	23d	1	0.61mi
8817 S 28th St Unit 13-4 Fort Smith, AR	2.0	2.0	975	$900	$0.92	23d	1	0.71mi
1709 Brooken Hill Dr Fort Smith, AR	2.0	2.0	1043	$1,100	$1.05	15d	1	0.76mi
2807 Fairway Hamlet Ct Fort Smith, AR	3.0	2.0	1319	$1,400	$1.06	23d	1	0.77mi
8605 S 32nd Ter Fort Smith, AR	3.0	1.5	1196	$1,600	$1.34	15d	1	0.82mi
3305 Grinnell Ave Fort Smith, AR	3.0	1.5	1140	$1,200	$1.05	15d	1	0.89mi
8516 S 35th Ter Fort Smith, AR	3.0	2.0	1294	$1,200	$0.93	23d	1	0.98mi
1415 Willowbrook Cir Fort Smith, AR	3.0	2.0	1650	$1,299	$0.79	15d	1	0.98mi
7401 Martin Dr Unit 7 Fort Smith, AR	2.0	2.0	900	$995	$1.11	15d	1	1.02mi
3406 Erin Oaks Ct Fort Smith, AR	3.0	2.0	1715	$2,000	$1.17	23d	1	1.21mi
700 Hillside Dr Fort Smith, AR	3.0	1.5	1168	$1,400	$1.20	23d	1	1.21mi
1439 Brazil Ave Fort Smith, AR	3.0	2.0	1050	$900	$0.86	23d	1	1.39mi

Listing history 18 events

1. 2026-06-07
   statusdays on market $140,900 Pending 135 DOM
2. 2026-06-03
   days on market $140,900 Active 132 DOM
3. 2026-06-02
   days on market $140,900 Active 131 DOM
4. 2026-06-01
   days on market $140,900 Active 130 DOM
5. 2026-05-31
   days on market $140,900 Active 129 DOM
6. 2026-05-30
   days on market $140,900 Active 128 DOM
7. 2026-05-19
   price $140,900
8. 2026-04-08
   price $149,000
9. 2026-02-24
   price $164,000
10. 2026-01-21
    listed $173,000 Active
11. 2023-11-24
    soldstatus $168,000 Closed 195-char remark

    Show marketing remark (195 chars)

    3 bed 2 bath home just minutes to I-540 and at the end of cul-de-sac. This home features lots of updates including roof, appliances, and driveway. Fenced in backyard makes a great place to relax.

12. 2023-10-30
    status Pending 195-char remark

    Show marketing remark (195 chars)

    3 bed 2 bath home just minutes to I-540 and at the end of cul-de-sac. This home features lots of updates including roof, appliances, and driveway. Fenced in backyard makes a great place to relax.

13. 2023-10-29
    price $168,000 195-char remark

    Show marketing remark (195 chars)

    3 bed 2 bath home just minutes to I-540 and at the end of cul-de-sac. This home features lots of updates including roof, appliances, and driveway. Fenced in backyard makes a great place to relax.

14. 2023-10-26
    listed $162,000 Active 195-char remark

    Show marketing remark (195 chars)

    3 bed 2 bath home just minutes to I-540 and at the end of cul-de-sac. This home features lots of updates including roof, appliances, and driveway. Fenced in backyard makes a great place to relax.

15. 2020-06-29
    soldstatus $120,000
16. 2020-06-29
    soldstatus $120,000
17. 2020-06-26
    soldstatus $120,000 1-char remark

    Show marketing remark (1 chars)

    .

18. 2020-05-19
    listed $114,900 1-char remark

    Show marketing remark (1 chars)

    .

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$422/yr (+$35/mo · 88.1%)

ⓘ 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 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: $15,261
• − Mortgage interest: −$7,893
• − Property taxes: −$479
• − Insurance: −$704
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$4,099
• Taxable loss: −$356
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $2,091/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

+22.6% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $140,900 WRVBOR
• 2026-04-08 Price Changed $149,000 WRVBOR
• 2026-02-24 Price Changed $164,000 WRVBOR
• 2026-01-21 Listed $173,000 WRVBOR
• 2023-11-24 Sold (MLS) $168,000 WRVBOR
• 2023-10-30 Pending — WRVBOR
• 2023-10-29 Price Changed $168,000 WRVBOR
• 2023-10-26 Listed $162,000 WRVBOR
• 2020-06-29 Sold (Public Records) $120,000 Public Records
• 2020-06-29 Sold (Public Records) $120,000 Public Records
• 2020-06-26 Sold (MLS) $120,000 WRVBOR
• 2020-05-19 Listed $114,900 WRVBOR

Property tax history

-4.4%/yr

Latest (2025): $479 · -10.9% YoY. Source: county tax records.