1221 N 39th St · Fort Smith, AR 72904

$145,000

4 bd · 1.5 ba · 1,230 sqft · SingleFamily public records · 101 Days on market

Built 1940 6,795 sqft lot Est $148k · at est.

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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 +15.2/30.0
• ARV discount +8.3/15.0
• DSCR +4.7/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• 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

Super cute! Covered front porch and covered parking, Eat in kitchen, large living room, 2 bedrooms downstairs, fenced yard! Seller willing to pay $2,000 in buyers closing costs with an acceptable offer!

Key facts

• Recent updates
• Spacious backyard
• 6,795 sq ft lot

Tags

• SPACIOUS BACKYARD
• 1 CAR COVERED CARPORT
• RECENT UPDATES
• UPGRADED ELECTRICAL PANEL

Property features AI

Exterior

• Parking: Attached carport; Gravel parking; 1 covered space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Water available; Sewer available
• Home design: Single family house; Two stories
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Porch; Privacy wood fencing in backyard; City lot; Publicly maintained road

Interior

• Kitchen: Oven; Range; Built-in range; Microwave; Gas water heater
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling; Ceiling fans (cooling)
• Interior features: Ceiling fans; Walk-in closets
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $52 ($620/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 $118k (18.8% below list).
• Recommended offer: $118k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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: 96 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 34% of the median local income ($42k/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 101 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $117,801 (18.8% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $147,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 N 39th St	0.05mi	3/1.0 (-1)	1,152 (-6%)	6mo	$105,000	$91	75
1015 N 41st St	0.19mi	3/2.0 (-1)	1,300 (+6%)	2mo	$167,900	$129	73
1301 N 46th St	0.45mi	3/2.0 (-1)	1,280 (+4%)	1mo	$171,500	$134	65
709 N 41st St	0.35mi	3/1.0 (-1)	1,111 (-10%)	2mo	$136,000	$122	59
3613 Chaffee Dr	0.50mi	3/2.0 (-1)	1,292 (+5%)	3mo	$110,000	$85	58
3300 N O St	0.48mi	3/1.0 (-1)	1,312 (+7%)	2mo	$35,000	$27	58
3810 Macarthur Dr	0.44mi	3/1.0 (-1)	1,127 (-8%)	2mo	$150,000	$133	57
700 N 46th St	0.63mi	3/1.5 (-1)	1,117 (-9%)	2mo	$80,000	$72	48
3709 Marshall Dr	0.65mi	3/2.0 (-1)	1,158 (-6%)	6mo	$156,500	$135	48
510 N 40th St	0.53mi	3/2.0 (-1)	1,376 (+12%)	3mo	$164,900	$120	46
808 N 34th St	0.42mi	3/1.0 (-1)	1,064 (-14%)	6mo	$114,000	$107	46
801 N 46 St	0.57mi	3/2.0 (-1)	1,414 (+15%)	7mo	$154,000	$109	36

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-20,265
• Equity at exit: $21,620

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-13,646
• 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 72904

• Active inventory: 96
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $52

Break-even live

Break-even rent $1,113

Max offer price $145,000

Occupancy floor 91%

Sensitivity live

Price	-10% $134	-5% $93	+0% $52	+5% $11	+10% $-30
Rent	-10% $-41	-5% $5	+0% $52	+5% $98	+10% $145
Rate	-1.0pp $125	-0.5pp $89	base $52	+0.5pp $14	+1.0pp $-24

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Lincoln Ln Fort Smith, AR	1.0–4.0	1.0–4.0	1425	$1,499	$1.05	14d	16	1.29mi
5801 Kinkead Ave Fort Smith, AR	1.0–3.0	1.0–2.0	805	$875	$1.09	14d	7	1.33mi
5900 Kinkead Ave Fort Smith, AR	1.0–3.0	1.0–2.0	870	$895	$1.03	14d	18	1.40mi

Listing history 27 events

1. 2026-05-31
   days on market $145,000 Active 101 DOM
2. 2026-05-30
   days on market $145,000 Active 100 DOM
3. 2026-02-19
   listed $145,000 Active
4. 2025-10-10
   price $145,000
5. 2025-08-17
   listed $150,000 Active
6. 2022-08-29
   soldstatus $128,000 204-char remark

   Show marketing remark (204 chars)

   Super cute! Covered front porch and covered parking, Eat in kitchen, large living room, 2 bedrooms downstairs, fenced yard! Seller willing to pay $2,000 in buyers closing costs with an acceptable offer!

7. 2022-08-24
   soldstatus $128,000
8. 2022-05-26
   listed $130,000 204-char remark

   Show marketing remark (204 chars)

   Super cute! Covered front porch and covered parking, Eat in kitchen, large living room, 2 bedrooms downstairs, fenced yard! Seller willing to pay $2,000 in buyers closing costs with an acceptable offer!

9. 2002-09-24
   soldstatus $32,000
10. 2000-12-12
    soldstatus $27,000
11. 1999-12-30
    soldstatus $37,000
12. 1996-06-17
    soldstatus $35,000
13. 1996-04-29
    soldstatus $15,000
14. 1995-07-03
    soldstatus $22,000
15. 1991-09-16
    soldstatus $9,000
16. 1989-09-11
    soldstatus $27,500
17. 1989-01-27
    soldstatus $10,000
18. 1988-07-21
    soldstatus $27,000
19. 1987-07-08
    soldstatus $35,000
20. 1986-12-17
    soldstatus $32,000
21. 1984-01-31
    soldstatus $34,000
22. 1979-07-23
    soldstatus $25,000
23. 1978-12-11
    soldstatus $29,000
24. 1978-04-10
    soldstatus $29,000
25. 1976-06-30
    soldstatus $17,000
26. 1975-09-24
    soldstatus $30,000
27. 1974-01-02
    soldstatus $21,000

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: +$230/yr (+$19/mo · 32.9%)

ⓘ 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 ≥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: $14,136
• − Mortgage interest: −$8,122
• − Property taxes: −$698
• − Insurance: −$725
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$4,218
• Taxable loss: −$1,889
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $1,073/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): 21,296
• Household income: $41,909
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 851.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 31% Two or more races 11% Black 9% Asian 9% Native American 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Iranian 0%
• Foreign-born: 26% · Canada, Vietnam
• Languages at home: 53% English-only · Spanish 37% Other Asian/Pacific 7% Vietnamese 3%

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: ▼ -81.65%
• Current HPI: 146.2281
• 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

+590.5% since first listed

25 events — show timeline

• 2026-02-19 Listed $145,000 WRVBOR
• 2025-10-10 Price Changed $145,000 WRVBOR
• 2025-08-17 Listed $150,000 WRVBOR
• 2022-08-29 Sold (MLS) $128,000 WRVBOR
• 2022-08-24 Sold (Public Records) $128,000 Public Records
• 2022-05-26 Listed $130,000 WRVBOR
• 2002-09-24 Sold (Public Records) $32,000 Public Records
• 2000-12-12 Sold (Public Records) $27,000 Public Records
• 1999-12-30 Sold (Public Records) $37,000 Public Records
• 1996-06-17 Sold (Public Records) $35,000 Public Records
• 1996-04-29 Sold (Public Records) $15,000 Public Records
• 1995-07-03 Sold (Public Records) $22,000 Public Records
• 1991-09-16 Sold (Public Records) $9,000 Public Records
• 1989-09-11 Sold (Public Records) $27,500 Public Records
• 1989-01-27 Sold (Public Records) $10,000 Public Records
• 1988-07-21 Sold (Public Records) $27,000 Public Records
• 1987-07-08 Sold (Public Records) $35,000 Public Records
• 1986-12-17 Sold (Public Records) $32,000 Public Records
• 1984-01-31 Sold (Public Records) $34,000 Public Records
• 1979-07-23 Sold (Public Records) $25,000 Public Records
• 1978-12-11 Sold (Public Records) $29,000 Public Records
• 1978-04-10 Sold (Public Records) $29,000 Public Records
• 1976-06-30 Sold (Public Records) $17,000 Public Records
• 1975-09-24 Sold (Public Records) $30,000 Public Records
• 1974-01-02 Sold (Public Records) $21,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $698 · +8.9% YoY. Source: county tax records.