2109 N K St · Fort Smith, AR 72901

$120,000

3 bd · 2.0 ba · 1,331 sqft · SingleFamily public records · 138 Days on market

7,840 sqft lot Est $140k · 14% under

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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).

• ARV discount +13.9/15.0
• Cash flow +13.3/30.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check this out! Updated Character home has 3 bedrooms and 2.5 baths, hardwood floors and charm galore! Not to mention this property comes fully furnished!! What a deal!! Call for showings!!

Key facts

• Sump pump
• Upstairs bonus room
• Detached garage

Tags

• ORIGINAL HARDWOOD FLOORS
• UPSTAIRS BONUS ROOM
• DETACHED GARAGE
• SUMP PUMP
• CLOSE TO DOWNTOWN

Property features AI

Finance

• HOA & community: Monthly association fee; Community clubhouse; Fitness center; Golf access; Playground; Park; Recreation area; Sauna; Tennis courts; Trails/paths

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Septic (septic tank); Electricity available; Propane available; Cable available; Phone available
• Home design: Single-story; Brick and vinyl siding exterior; Architectural shingle roof; Entry facing public road; Crawlspace foundation
• Construction: Brick construction; Vinyl siding; Architectural shingle roof; Block foundation; Crawlspace
• Exterior features: Concrete driveway; Deck; TV antenna; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Self-cleaning oven; Microwave; Disposal; Refrigerator; Plumbed for ice maker; Exhaust fan; Pantry; Eat-in kitchen; Solid surface counters
• Bedrooms: Split bedroom layout; Sunroom (additional living space)
• Flooring: Carpet; Parquet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric, heat pump); Energy Star qualified equipment; Central air conditioning (electric, heat pump); Window unit(s); High-efficiency cooling
• Interior features: Attic; Built-in features; Cathedral ceilings; Eat-in kitchen; Pantry; Split bedrooms; Storage; Solid surface counters; Skylights; Walk-in closets; Window treatments; Sunroom; Workshop; Blinds; Accessible doors; Hand rails
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $0 ($-4/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (12.6% below list).
• Recommended offer: $105k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: schools D, crime F, amenities 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.
• Market conditions: Rents rising fast (+4.4%/yr); 176 active listings in the ZIP; 16 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 $830 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 138 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $65k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $120k implies a 58% 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 $104,932 (12.6% 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 138 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $139,755
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 N Greenwood Ave	0.08mi	2/1.0 (-1)	1,304 (-2%)	2mo	$112,000	$86	82
2808 Alabama Ave	0.39mi	3/2.0	1,316 (-1%)	4mo	$138,400	$105	77
1716 N J St	0.21mi	3/1.5	1,196 (-10%)	5mo	$60,000	$50	68
2714 N J St	0.16mi	2/1.0 (-1)	1,435 (+8%)	4mo	$63,600	$44	67
3300 N O St	0.59mi	3/1.0	1,312 (-1%)	2mo	$35,000	$27	65
1931 N 13th St	0.64mi	3/2.0	1,364 (+2%)	4mo	$194,500	$143	63
919 Clifton Ct	0.52mi	3/1.5	1,455 (+9%)	4mo	$176,000	$121	55
1808 N 9th St	0.70mi	3/1.0	1,242 (-7%)	4mo	$94,000	$76	49
603 Lecta Ave	0.56mi	2/1.0 (-1)	1,460 (+10%)	5mo	$164,000	$112	45
1917 N 12 St	0.66mi	2/2.0 (-1)	1,191 (-10%)	4mo	$143,500	$120	44
635 Clifton Ct	0.59mi	2/1.0 (-1)	1,168 (-12%)	1mo	$90,000	$77	43
1918 N 29th St	0.60mi	3/1.5	1,134 (-15%)	4mo	$119,000	$105	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 · 4.37% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.46×
• Total profit: $-17,984
• Equity at exit: $17,892

10-year hold

• IRR: -4.0%
• Equity multiple: 0.72×
• Total profit: $-9,437
• Equity at exit: $10,375

Cash invested: $33,600 (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 72901

• Rents YoY: 4.4%
• Active inventory: 176
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,049 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-0

Break-even live

Break-even rent $1,050

Max offer price $119,952

Occupancy floor 95%

Sensitivity live

Price	-10% $83	-5% $41	+0% $0	+5% $-42	+10% $-83
Rent	-10% $-83	-5% $-42	+0% $0	+5% $41	+10% $83
Rate	-1.0pp $60	-0.5pp $30	base $0	+0.5pp $-31	+1.0pp $-63

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 N May Ave Fort Smith, AR	2.0	1.0	1022	$825	$0.81	22d	1	0.63mi
1453 N 35th St Fort Smith, AR	2.0	1.0	913	$900	$0.99	22d	1	0.66mi
3101 Park Ave Fort Smith, AR	3.0	2.0	1634	$1,650	$1.01	14d	1	0.77mi
101 N 11th St Unit 112 Fort Smith, AR	2.0	2.0	1040	$1,240	$1.19	22d	1	0.88mi
101 N 11th St Fort Smith, AR	1.0–2.0	1.0–2.0	806	$1,115	$1.38	4d	9	0.89mi
3014 Presley St Fort Smith, AR	1.0–2.0	1.0–1.5	782	$925	$1.18	14d	4	0.98mi
3014 Presley St Unit FB44 Fort Smith, AR	2.0	1.5	1040	$925	$0.89	22d	1	0.98mi
800 S 19th St Fort Smith, AR	2.0	1.0	1286	$1,095	$0.85	4d	1	1.00mi
811 N 41st St Fort Smith, AR	2.0	1.0	1306	$900	$0.69	14d	1	1.04mi
2409 N 30th St Unit 1 Fort Smith, AR	2.0	2.5	1258	$950	$0.76	22d	1	1.05mi
109 N 3rd St Fort Smith, AR	1.0–2.0	1.0–2.5	1066	$1,300	$1.22	4d	2	1.26mi
1801 Wirsing Ave Unit B Fort Smith, AR	2.0	1.0	896	$995	$1.11	14d	1	1.35mi
1307 S 17th St Fort Smith, AR	3.0	1.5	1161	$1,150	$0.99	22d	1	1.37mi
1907 S N St Fort Smith, AR	2.0	1.0	1114	$950	$0.85	22d	1	1.42mi
4300 Wynnewood Dr Unit 2 Fort Smith, AR	2.0	2.0	1200	$1,100	$0.92	22d	1	1.47mi
2820 S O St Fort Smith, AR	2.0	1.5	1024	$875	$0.85	22d	1	1.49mi

Listing history 15 events

1. 2026-05-18
   status Pending
2. 2026-04-03
   price $120,000
3. 2026-03-18
   price $135,000
4. 2026-02-09
   price $145,000
5. 2026-01-08
   price $165,000
6. 2025-12-31
   listed $185,000 Active
7. 2024-11-02
   price $134,900
8. 2024-09-17
   listed $139,900 Active
9. 2019-05-09
   soldstatus $76,000 189-char remark

   Show marketing remark (189 chars)

   Check this out! Updated Character home has 3 bedrooms and 2.5 baths, hardwood floors and charm galore! Not to mention this property comes fully furnished!! What a deal!! Call for showings!!

10. 2019-05-09
    soldstatus $76,000

    Show marketing remark (189 chars)

    Check this out! Updated Character home has 3 bedrooms and 2.5 baths, hardwood floors and charm galore! Not to mention this property comes fully furnished!! What a deal!! Call for showings!!

11. 2019-01-30
    listed $82,500 189-char remark

    Show marketing remark (189 chars)

    Check this out! Updated Character home has 3 bedrooms and 2.5 baths, hardwood floors and charm galore! Not to mention this property comes fully furnished!! What a deal!! Call for showings!!

12. 2017-09-27
    soldstatus $52,000
13. 2017-09-26
    soldstatus $52,000
14. 2017-06-07
    listed $55,000
15. 2007-06-11
    soldstatus $58,000

ⓘ 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 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 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: $12,592
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$3,491
• Taxable loss: −$2,036
• Est. tax savings @ 24.0%: +$489
• After-tax cash flow: $485/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

+106.9% since first listed

15 events — show timeline

• 2026-05-18 Pending — NWARMLS
• 2026-04-03 Price Changed $120,000 NWARMLS
• 2026-03-18 Price Changed $135,000 NWARMLS
• 2026-02-09 Price Changed $145,000 NWARMLS
• 2026-01-08 Price Changed $165,000 NWARMLS
• 2025-12-31 Listed $185,000 NWARMLS
• 2024-11-02 Price Changed $134,900 WRVBOR
• 2024-09-17 Listed $139,900 WRVBOR
• 2019-05-09 Sold (Public Records) $76,000 Public Records
• 2019-05-09 Sold (MLS) $76,000 WRVBOR
• 2019-01-30 Listed $82,500 WRVBOR
• 2017-09-27 Sold (Public Records) $52,000 Public Records
• 2017-09-26 Sold (MLS) $52,000 WRVBOR
• 2017-06-07 Listed $55,000 WRVBOR
• 2007-06-11 Sold (Public Records) $58,000 Public Records

Property tax history

-6.4%/yr

Latest (2025): $165 · -30.1% YoY. Source: county tax records.