521 N 36th St · Fort Smith, AR 72903

$144,000

3 bd · 1.0 ba · 1,006 sqft · SingleFamily public records · 1 Days on market

8,886 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This recently updated home features new architectural shingles, low maintenance vinyl siding, and new laminate and tile flooring. The kitchen has a new stove, microwave, dishwasher, refrigerator, and garbage disposal. Additional recent improvements include a new hot water tank, garage door and opener, and a recently replaced HVAC system to offer comfort and efficiency year-round. Outside, enjoy a covered front porch and the added peace of mind provided by an inground storm shelter with electric.

Key facts

• Laminate flooring
• New stove
• Vinyl siding

Tags

• ARCHITECTURAL SHINGLES
• VINYL SIDING
• LAMINATE FLOORING
• TILE FLOORING
• NEW STOVE
• NEW MICROWAVE

Property features AI

Exterior

• Parking: Attached garage with 1 covered space; Concrete driveway; Garage door opener
• Utilities: Public water; Sewer available; Electricity available; Natural gas available
• Home design: Single-family house; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered porch; Back yard fence

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Electric water heater
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $45 ($545/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 $113k (21.3% below list).
• Recommended offer: $113k (21.3% 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: Albert Pike Elementary School (math 19% / reading 21%, grade F, #376 of 454 statewide, top 84%, 356 students, 90% 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) — zoned schools average 83% FRL vs 64% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 37% district-wide (-16 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); 200 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $996 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $113,328 (21.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $91,546
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 35th St	0.16mi	2/1.0 (-1)	980 (-3%)	1mo	$133,400	$136	82
421 N 40th St	0.26mi	2/1.0 (-1)	1,023 (+2%)	6mo	$26,000	$25	75
808 N 34th St	0.27mi	3/1.0	1,064 (+6%)	6mo	$114,000	$107	73
1123 N 35th St	0.43mi	2/1.0 (-1)	990 (-2%)	4mo	$44,000	$44	69
709 N 41st St	0.32mi	3/1.0	1,111 (+10%)	2mo	$136,000	$122	66
500 Lecta Ave	0.47mi	2/1.0 (-1)	908 (-10%)	0mo	$119,900	$132	56
1435 N 35th St	0.65mi	2/1.0 (-1)	956 (-5%)	2mo	$51,700	$54	55
1220 N 35th St	0.49mi	2/1.0 (-1)	907 (-10%)	1mo	$53,000	$58	54
1319 N 38th St	0.55mi	2/1.0 (-1)	1,069 (+6%)	7mo	$85,000	$80	53
1112 N 38th St	0.43mi	3/2.0	1,117 (+11%)	7mo	$149,900	$134	52
1201 N 39th St	0.48mi	3/1.0	1,152 (+14%)	6mo	$105,000	$91	48
700 N 46th St	0.69mi	3/1.5	1,117 (+11%)	2mo	$80,000	$72	45

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-18,307
• Equity at exit: $21,471

10-year hold

• IRR: -1.0%
• Equity multiple: 0.92×
• Total profit: $-3,094
• Equity at exit: $12,450

Cash invested: $40,320 (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: 200
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,133 high
• Mortgage (P&I): −$755
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $45

Break-even live

Break-even rent $1,076

Max offer price $144,000

Occupancy floor 91%

Sensitivity live

Price	-10% $127	-5% $86	+0% $45	+5% $5	+10% $-36
Rent	-10% $-44	-5% $1	+0% $45	+5% $90	+10% $135
Rate	-1.0pp $118	-0.5pp $82	base $45	+0.5pp $8	+1.0pp $-30

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 Kinkead Ave Fort Smith, AR	1.0–2.0	1.0	797	$1,490	$1.87	15d	15	0.07mi
3605 Barry Ave Fort Smith, AR	2.0	1.0	562	$845	$1.50	23d	3	0.22mi
811 N 41st St Fort Smith, AR	2.0	1.0	1306	$900	$0.69	15d	1	0.34mi
3014 Presley St Unit FB44 Fort Smith, AR	2.0	1.5	1040	$925	$0.89	23d	1	0.51mi
3014 Presley St Fort Smith, AR	1.0–2.0	1.0–1.5	782	$925	$1.18	15d	4	0.51mi
1117 N 32nd St Fort Smith, AR	2.0	1.0	744	$850	$1.14	15d	1	0.55mi
501 N May Ave Fort Smith, AR	2.0	1.0	1022	$825	$0.81	23d	1	0.60mi
1224 N Albert Pike Ave Fort Smith, AR	1.0–2.0	1.0	735	$695	$0.95	15d	6	0.64mi
1453 N 35th St Fort Smith, AR	2.0	1.0	913	$900	$0.99	23d	1	0.72mi
813 N 48th St Fort Smith, AR	2.0	1.0	1170	$800	$0.68	23d	1	0.79mi
3906 S N St Unit 3904 Fort Smith, AR	2.0	1.5	1024	$800	$0.78	23d	1	0.84mi
3500 S N St Fort Smith, AR	1.0–2.0	1.0–1.5	834	$935	$1.12	23d	1	0.85mi
4911 Free Ferry Rd Unit Vi Fort Smith, AR	2.0	2.0	1232	$1,150	$0.93	23d	1	0.93mi
1331 S 46th St Fort Smith, AR	1.0–2.0	1.0–1.5	1075	$1,150	$1.07	15d	6	0.99mi
2500 Dodson Ave Unit 1 Fort Smith, AR	2.0	1.0	700	$695	$0.99	15d	1	0.99mi
2322 S I St Fort Smith, AR	1.0–2.0	1.0	755	$895	$1.19	13d	2	1.00mi
2820 S O St Fort Smith, AR	2.0	1.5	1024	$875	$0.85	23d	1	1.07mi
1700 S 28th St Unit 1 Fort Smith, AR	2.0	1.0	850	$795	$0.94	15d	1	1.16mi
4801 Rogers Ave Fort Smith, AR	1.0–2.0	1.0	719	$710	$0.99	15d	15	1.20mi
800 S 19th St Fort Smith, AR	2.0	1.0	1286	$1,095	$0.85	5d	1	1.25mi
400 Lincoln Ln Fort Smith, AR	1.0–4.0	1.0–4.0	1425	$1,182	$0.83	15d	16	1.29mi
5900 Kinkead Ave Fort Smith, AR	1.0–3.0	1.0–2.0	870	$895	$1.03	15d	18	1.41mi
4300 Wynnewood Dr Unit 2 Fort Smith, AR	2.0	2.0	1200	$1,100	$0.92	23d	1	1.43mi
5801 Kinkead Ave Fort Smith, AR	1.0–3.0	1.0–2.0	805	$875	$1.09	15d	7	1.44mi
1907 S N St Fort Smith, AR	2.0	1.0	1114	$950	$0.85	23d	1	1.44mi
1307 S 17th St Fort Smith, AR	3.0	1.5	1161	$1,150	$0.99	23d	1	1.48mi

Listing history 2 events

1. 2026-05-31
   status $144,000 Pending 1 DOM
2. 2026-05-26
   listed $144,000 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: $417 · $35/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$505/yr (+$42/mo · 121.1%)

ⓘ 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 1/10 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: $13,599
• − Mortgage interest: −$8,066
• − Property taxes: −$417
• − Insurance: −$720
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$4,189
• Taxable loss: −$1,969
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $1,017/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

1 event — show timeline

• 2026-05-26 Listed $144,000 WRVBOR

Property tax history

+1.1%/yr

Latest (2025): $417 · +9.0% YoY. Source: county tax records.