3620 Kinkead Ave · Fort Smith, AR 72903

$125,000

3 bd · 1.0 ba · 1,625 sqft · SingleFamily public records · 63 Days on market

Built 1955 8,329 sqft lot Est $171k · 27% under

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Why this score? — see what drove the B- 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.3/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Parkside home; corner lot. Recent upgrades include zonal mini-split heating and air; double-pane, double-hung windows throughout; 50-gallon gas water heater, an additional 36-inches of blown-in attic insulation. Extremely energy efficient. Excellent rental property. Sold as-is. Needs some cosmetic updates.

Key facts

• Strong foundation
• Park views
• Convenient access

Tags

• PARK VIEWS
• CONVENIENT ACCESS
• STRONG FOUNDATION
• LAYOUT THAT MAKES SENSE

Property features AI

Exterior

• Parking: Detached carport; Gravel parking; 2 covered parking spaces
• Utilities: Electricity available; Natural gas available; Public sewer available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Asphalt shingle roof; House structure
• Exterior features: Covered porch; Covered patio; Back yard fencing; Corner lot; City lot; Public maintained road; Park nearby (community feature)

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Electric water heater
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric cooling; Ceiling fans for cooling
• Interior features: Ceiling fans; Storage; Double-pane windows with blinds
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

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); 197 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $864 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $170,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3710 Park Ave	0.25mi	3/1.5	1,510 (-7%)	2mo	$180,000	$119	72
634 Clifton Ct	0.26mi	2/2.0 (-1)	1,555 (-4%)	1mo	$90,000	$58	71
428 N 35th St	0.20mi	3/1.5	1,420 (-13%)	2mo	$110,000	$77	66
1123 N 41st St	0.47mi	4/1.5 (+1)	1,678 (+3%)	2mo	$156,000	$93	64
919 Clifton Ct	0.36mi	3/1.5	1,455 (-10%)	4mo	$176,000	$121	61
705 N 41st St	0.28mi	4/2.0 (+1)	1,432 (-12%)	1mo	$149,900	$105	58
504 N 36th St	0.09mi	4/2.0 (+1)	1,387 (-15%)	7mo	$145,000	$105	57
1117 N 34th St	0.41mi	3/1.5	1,452 (-11%)	10mo	$52,800	$36	53
603 Lecta Ave	0.52mi	2/1.0 (-1)	1,460 (-10%)	5mo	$164,000	$112	50
720 N 41st St	0.31mi	4/2.0 (+1)	1,408 (-13%)	9mo	$137,805	$98	47
2714 N J St	0.71mi	2/1.0 (-1)	1,435 (-12%)	4mo	$63,600	$44	39
801 N 46 St	0.65mi	3/2.0	1,414 (-13%)	7mo	$154,000	$109	38

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $519
• Equity at exit: $18,638

10-year hold

• IRR: 11.7%
• Equity multiple: 1.99×
• Total profit: $34,502
• Equity at exit: $10,808

Cash invested: $35,000 (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: 197
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$656
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $288

Break-even live

Break-even rent $924

Max offer price $125,000

Occupancy floor 73%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 N 41st St Fort Smith, AR	2.0	1.0	1306	$900	$0.69	13d	1	0.30mi
3101 Park Ave Fort Smith, AR	3.0	2.0	1634	$1,650	$1.01	13d	1	0.44mi
813 N 48th St Fort Smith, AR	2.0	1.0	1170	$800	$0.68	20d	1	0.77mi
704 S 26th St Fort Smith, AR	2.0	2.0	1892	$1,700	$0.90	20d	1	0.84mi
4911 Free Ferry Rd Unit Vi Fort Smith, AR	2.0	2.0	1232	$1,150	$0.93	20d	1	0.96mi
1331 S 46th St Fort Smith, AR	1.0–2.0	1.0–1.5	1075	$1,150	$1.07	13d	6	1.04mi
800 S 19th St Fort Smith, AR	2.0	1.0	1286	$1,095	$0.85	3d	1	1.27mi
400 Lincoln Ln Fort Smith, AR	1.0–4.0	1.0–4.0	1425	$1,182	$0.83	13d	16	1.30mi
406 Rockefeller Pl Fort Smith, AR	4.0	4.0	1800	$1,699	$0.94	20d	1	1.32mi
5700 Grand Ave Fort Smith, AR	3.0	2.0	1605	$1,500	$0.93	20d	1	1.36mi
4300 Wynnewood Dr Unit 2 Fort Smith, AR	2.0	2.0	1200	$1,100	$0.92	20d	1	1.37mi
5900 Kinkead Ave Fort Smith, AR	1.0–3.0	1.0–2.0	870	$895	$1.03	13d	18	1.42mi
5801 Kinkead Ave Fort Smith, AR	1.0–3.0	1.0–2.0	805	$875	$1.09	13d	7	1.43mi
1907 S N St Fort Smith, AR	2.0	1.0	1114	$950	$0.85	20d	1	1.48mi

Listing history 22 events

1. 2026-06-19
   days on market $125,000 Active 63 DOM
2. 2026-06-18
   days on market $125,000 Active 62 DOM
3. 2026-06-17
   days on market $125,000 Active 61 DOM
4. 2026-06-16
   days on market $125,000 Active 60 DOM
5. 2026-06-15
   days on market $125,000 Active 59 DOM
6. 2026-06-14
   days on market $125,000 Active 57 DOM
7. 2026-06-13
   days on market $125,000 Active 56 DOM
8. 2026-06-10
   pricedays on market $125,000 Active 54 DOM
9. 2026-06-09
   days on market $135,000 Active 53 DOM
10. 2026-06-08
    days on market $135,000 Active 52 DOM
11. 2026-06-07
    days on market $135,000 Active 51 DOM
12. 2026-06-03
    days on market $135,000 Active 47 DOM
13. 2026-06-02
    days on market $135,000 Active 46 DOM
14. 2026-06-01
    days on market $135,000 Active 45 DOM
15. 2026-05-31
    days on market $135,000 Active 44 DOM
16. 2026-05-30
    days on market $135,000 Active 43 DOM
17. 2026-04-17
    listed $135,000 Active
18. 2026-03-13
    listed $139,500 Active 307-char remark

    Show marketing remark (307 chars)

    Parkside home; corner lot. Recent upgrades include zonal mini-split heating and air; double-pane, double-hung windows throughout; 50-gallon gas water heater, an additional 36-inches of blown-in attic insulation. Extremely energy efficient. Excellent rental property. Sold as-is. Needs some cosmetic updates.

19. 2022-03-16
    soldstatus $99,500
20. 2016-11-29
    soldstatus $24,004 304-char remark

    Show marketing remark (304 chars)

    HUD Case #031-317037. HUD houses are sold "as is" (Insured Escrow) Charming traditional house, 3 bedrooms, 1.1 baths, corner lot with 1 car carport, fenced back yard an covered patio. Marketed by Chronos Solutions. For More information visit: www. chronossolutions.com and www. HUDHomestore.com

21. 2016-10-19
    listed $21,000 304-char remark

    Show marketing remark (304 chars)

    HUD Case #031-317037. HUD houses are sold "as is" (Insured Escrow) Charming traditional house, 3 bedrooms, 1.1 baths, corner lot with 1 car carport, fenced back yard an covered patio. Marketed by Chronos Solutions. For More information visit: www. chronossolutions.com and www. HUDHomestore.com

22. 2004-03-31
    soldstatus $57,000

ⓘ 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: $269 · $22/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$531/yr (+$44/mo · 197.6%)

ⓘ 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: $15,460
• − Mortgage interest: −$7,002
• − Property taxes: −$269
• − Insurance: −$625
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$3,636
• Taxable income: $1,454
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $3,104/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

+136.8% since first listed

6 events — show timeline

• 2026-04-17 Listed $135,000 WRVBOR
• 2026-03-13 Listed $139,500 ForSaleByOwner.com
• 2022-03-16 Sold (Public Records) $99,500 Public Records
• 2016-11-29 Sold (MLS) $24,004 WRVBOR
• 2016-10-19 Listed $21,000 WRVBOR
• 2004-03-31 Sold (Public Records) $57,000 Public Records

Property tax history

-6.8%/yr

Latest (2025): $269 · -28.7% YoY. Source: county tax records.