6700 S 6th St · Fort Smith, AR 72908

$159,000

3 bd · 1.5 ba · 1,284 sqft · SingleFamily public records · 128 Days on market

Built 1968 0.26 ac lot Est $175k · 9% 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 +18.1/30.0
• ARV discount +11.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.5/10.0
• 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

This home offers classic curb appeal with a spacious open-concept layout designed for modern living. The kitchen, dining and living areas flow seamlessly together - perfect for entertaining and everyday comfort. Featuring fresh paint and new flooring throughout, the home is move-in ready. Competitively priced to sell, this is an exceptional opporunity buyers won't want to miss.

Key facts

• 0.26 acre lot
• Garage
• Built 1968

Property features AI

Exterior

• Parking: Attached garage; 2 covered garage spaces; Concrete driveway/parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single family house; One level / single-story
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation; Built as a house (single family residence)
• Exterior features: Covered patio/porch; Back yard with chain link fencing; City lot; Public maintained road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Gas water heater
• Flooring: Laminate flooring; Simulated wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Wood stove heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans; Tile countertops; Blinds; Living room fireplace with wood-burning stove
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $72 ($862/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 $136k (14.6% below list).
• Recommended offer: $136k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: 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; 4 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 $1k of loan paydown is wiped out by about $5k 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 128 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $90k; list at $159k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,783 (14.6% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.85% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $174,624
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6808 9th St	0.21mi	3/1.0	1,159 (-10%)	0mo	$155,000	$134	72
7224 Cheryl Ln	0.38mi	3/2.0	1,248 (-3%)	9mo	$183,000	$147	68
922 Hillside Dr	0.31mi	3/2.0	1,272 (-1%)	22mo	$175,000	$138	63
705 Martin Dr	0.35mi	3/1.0	1,296 (+1%)	20mo	$130,000	$100	63
7223 Cheryl Ln	0.40mi	3/2.0	1,208 (-6%)	13mo	$182,950	$151	59
721 Cedar Ln	0.16mi	3/2.0	1,432 (+12%)	15mo	$185,000	$129	58
106 Janet Ln	0.63mi	3/2.0	1,323 (+3%)	7mo	$276,000	$209	58
805 Hillside Dr	0.15mi	3/2.0	1,175 (-8%)	23mo	$160,000	$136	58
120 Lynn Dr	0.42mi	3/2.0	1,344 (+5%)	22mo	$120,000	$89	52
7604 Cheryl Ln	0.54mi	3/1.5	1,311 (+2%)	23mo	$163,000	$124	52
7229 Cheryl Ln	0.41mi	3/2.0	1,204 (-6%)	23mo	$185,000	$154	49

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-21,230
• Equity at exit: $23,707

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-12,757
• Equity at exit: $13,747

Cash invested: $44,520 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $72

Break-even live

Break-even rent $1,267

Max offer price $159,000

Occupancy floor 90%

Sensitivity live

Price	-10% $162	-5% $117	+0% $72	+5% $27	+10% $-18
Rent	-10% $-35	-5% $18	+0% $72	+5% $125	+10% $179
Rate	-1.0pp $152	-0.5pp $112	base $72	+0.5pp $31	+1.0pp $-11

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Hillside Dr Fort Smith, AR	3.0	1.5	1168	$1,400	$1.20	23d	1	0.15mi
7401 Martin Dr Unit 7 Fort Smith, AR	2.0	2.0	900	$995	$1.11	15d	1	0.38mi
1439 Brazil Ave Fort Smith, AR	3.0	2.0	1050	$900	$0.86	23d	1	0.86mi
1206 Mesa Dr Fort Smith, AR	3.0	2.0	1369	$1,400	$1.02	15d	1	1.14mi

Listing history 24 events

1. 2026-06-21
   days on market $159,000 Active 128 DOM
2. 2026-06-19
   days on market $159,000 Active 126 DOM
3. 2026-06-18
   days on market $159,000 Active 125 DOM
4. 2026-06-17
   days on market $159,000 Active 124 DOM
5. 2026-06-16
   days on market $159,000 Active 123 DOM
6. 2026-06-15
   days on market $159,000 Active 122 DOM
7. 2026-06-14
   days on market $159,000 Active 120 DOM
8. 2026-06-13
   days on market $159,000 Active 119 DOM
9. 2026-06-10
   days on market $159,000 Active 117 DOM
10. 2026-06-09
    days on market $159,000 Active 116 DOM
11. 2026-06-08
    days on market $159,000 Active 115 DOM
12. 2026-06-07
    days on market $159,000 Active 114 DOM
13. 2026-06-03
    days on market $159,000 Active 110 DOM
14. 2026-06-02
    days on market $159,000 Active 109 DOM
15. 2026-06-01
    days on market $159,000 Active 108 DOM
16. 2026-05-31
    days on market $159,000 Active 107 DOM
17. 2026-05-30
    days on market $159,000 Active 106 DOM
18. 2026-02-13
    listed $159,000 Active
19. 2025-07-09
    price $145,000
20. 2025-07-02
    status Active
21. 2025-07-02
    price $145,000
22. 2025-06-09
    status Pending
23. 2025-05-19
    listed $141,240 Active
24. 2009-04-16
    soldstatus $90,000

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$606/yr (+$50/mo · 147.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% 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 4% 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: $16,294
• − Mortgage interest: −$8,906
• − Property taxes: −$412
• − Insurance: −$1,592
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$4,625
• Taxable loss: −$1,850
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $1,306/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

+76.7% since first listed

7 events — show timeline

• 2026-02-13 Listed $159,000 WRVBOR
• 2025-07-09 Price Changed $145,000 NWARMLS
• 2025-07-02 Relisted — WRVBOR
• 2025-07-02 Price Changed $145,000 WRVBOR
• 2025-06-09 Pending — WRVBOR
• 2025-05-19 Listed $141,240 WRVBOR
• 2009-04-16 Sold (Public Records) $90,000 Public Records

Property tax history

-6.7%/yr

Latest (2025): $412 · -12.9% YoY. Source: county tax records.