9201 Skypark Dr · Fort Smith, AR 72903

$199,000

3 bd · 2.5 ba · 1,756 sqft · SingleFamily public records · 79 Days on market

Built 1981 0.32 ac lot Est $263k · 24% 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 +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This totally updated East side home features 3 bedrooms, 2 full baths, large living room w/ fireplace, eat-in kitchen w/ stainless steel refrigerator, 2 car garage, oval salt water pool w/ safety fence, a storage building & a pool house w/ half bath. This, home sets on a large corner lot that is professionally landscaped. Updates include all new paint, flooring, newer driveway, high efficiency windows, travertine tile, lighting, plumbing fixtures, etc.

Key facts

• In-ground pool
• Fenced yard
• Safety fence

Tags

• IN-GROUND POOL
• ESTABLISHED NEIGHBORHOOD
• OVER-SIZED CORNER LOT
• FENCED YARD
• SAFETY FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $39 ($472/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 $160k (19.7% below list).
• Recommended offer: $160k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: John P. Woods Elem. School (math 64% / reading 61%, grade B, #30 of 454 statewide, top 6%, 487 students, 43% FRL); L. A. Chaffin Jr. High School (math 53% / reading 65%, grade B, #13 of 201 statewide, top 7%, 725 students, 54% FRL); Southside High School (math 36% / reading 53%, grade F, #31 of 292 statewide, top 12%, 1,956 students, 47% FRL) — zoned schools average 48% FRL vs 64% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 55% at this address vs 37% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Fort Smith School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.9%/yr); 200 active listings in the ZIP; 11 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).
• This rent runs 31% of the median local income ($61k/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 $6k 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 79 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,826 (19.7% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.80% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $263,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9201 Skypark Dr	0.00mi	3/2.5	1,756 (0%)	1mo	$203,000	$116	99
9712 East Pointe Dr	0.32mi	3/2.0	1,742 (-1%)	1mo	$286,000	$164	81
9135 Skypark Dr	0.03mi	3/2.0	1,631 (-7%)	6mo	$200,000	$123	80
9813 Shadow Branch Ln	0.31mi	3/2.0	1,732 (-1%)	3mo	$282,000	$163	79
8812 Skypark Dr	0.26mi	3/2.0	1,887 (+8%)	0mo	$262,000	$139	73
9100 Skypark Dr	0.11mi	3/2.0	1,571 (-10%)	4mo	$175,000	$111	72
9123 Skypark Dr	0.04mi	3/2.0	1,527 (-13%)	3mo	$195,000	$128	72
6100 Ironwood Ln	0.63mi	3/2.0	1,722 (-2%)	6mo	$280,000	$163	61
1906 Yukon Dr	0.71mi	3/2.0	1,738 (-1%)	5mo	$260,000	$150	59
6207 Red Cedar Cir	0.57mi	3/2.0	1,879 (+7%)	4mo	$290,000	$154	56
515 Buffalo Pass Pass	0.68mi	3/2.0	1,640 (-7%)	3mo	$305,000	$186	53
2500 Pine Ln	0.59mi	3/2.0	1,576 (-10%)	5mo	$229,900	$146	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 · 4.9% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.52×
• Total profit: $-26,699
• Equity at exit: $29,672

10-year hold

• IRR: -1.7%
• Equity multiple: 0.87×
• Total profit: $-7,025
• Equity at exit: $17,206

Cash invested: $55,720 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,598 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $39

Break-even live

Break-even rent $1,548

Max offer price $199,000

Occupancy floor 93%

Sensitivity live

Price	-10% $152	-5% $96	+0% $39	+5% $-17	+10% $-73
Rent	-10% $-87	-5% $-24	+0% $39	+5% $102	+10% $166
Rate	-1.0pp $140	-0.5pp $90	base $39	+0.5pp $-12	+1.0pp $-65

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8808 Timberlyn Way Fort Smith, AR	3.0	2.0	1945	$1,595	$0.82	15d	1	0.28mi
1917 Yellowstone Dr Barling, AR	3.0	2.0	1250	$1,850	$1.48	23d	1	0.68mi
1917 Casey Ct Barling, AR	3.0	2.0	1250	$1,495	$1.20	15d	1	0.68mi
6605 Leightyn Ln Barling, AR	3.0	2.0	1670	$1,649	$0.99	23d	1	0.71mi
9817 Mylea Cir Barling, AR	3.0	2.0	1670	$1,649	$0.99	15d	1	0.77mi
6717 MARIBETTE Rd Barling, AR	3.0	2.5	1650	$1,649	$1.00	23d	1	0.80mi
6803 MARIBETTE Rd Barling, AR	3.0	2.5	1650	$1,599	$0.97	45d	1	0.81mi
1406 Strozier Ct Barling, AR	3.0	2.0	1419	$1,500	$1.06	15d	1	0.97mi
6414 Huntington Ct Fort Smith, AR	3.0	2.0	1430	$1,575	$1.10	15d	1	1.13mi
7827 Huntington Way Fort Smith, AR	3.0	2.0	1433	$1,600	$1.12	23d	1	1.20mi
9313 Houston St Fort Smith, AR	3.0	2.0	1536	$1,600	$1.04	23d	1	1.36mi

Listing history 13 events

1. 2026-04-23
   status Pending
2. 2026-04-09
   status Active
3. 2026-04-09
   price $199,000
4. 2026-03-25
   status Pending
5. 2026-03-20
   price $215,000
6. 2026-02-12
   price $239,000
7. 2026-01-19
   listed $249,000 Active
8. 2015-10-06
   soldstatus $159,900
9. 2015-10-05
   soldstatus $159,900 462-char remark

   Show marketing remark (462 chars)

   This totally updated East side home features 3 bedrooms, 2 full baths, large living room w/ fireplace, eat-in kitchen w/ stainless steel refrigerator, 2 car garage, oval salt water pool w/ safety fence, a storage building & a pool house w/ half bath. This, home sets on a large corner lot that is professionally landscaped. Updates include all new paint, flooring, newer driveway, high efficiency windows, travertine tile, lighting, plumbing fixtures, etc.

10. 2015-02-02
    listed $159,900 462-char remark

    Show marketing remark (462 chars)

    This totally updated East side home features 3 bedrooms, 2 full baths, large living room w/ fireplace, eat-in kitchen w/ stainless steel refrigerator, 2 car garage, oval salt water pool w/ safety fence, a storage building & a pool house w/ half bath. This, home sets on a large corner lot that is professionally landscaped. Updates include all new paint, flooring, newer driveway, high efficiency windows, travertine tile, lighting, plumbing fixtures, etc.

11. 2012-08-01
    soldstatus $155,000
12. 2000-05-08
    soldstatus $100,000
13. 1996-01-03
    soldstatus $91,000

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,274 · $106/mo
• Expected delta: +$112/yr (+$9/mo · 9.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,179
• − Mortgage interest: −$11,147
• − Property taxes: −$1,162
• − Insurance: −$995
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$5,789
• Taxable loss: −$2,983
• Est. tax savings @ 24.0%: +$716
• After-tax cash flow: $1,188/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

+118.7% since first listed

13 events — show timeline

• 2026-04-23 Pending — WRVBOR
• 2026-04-09 Relisted — WRVBOR
• 2026-04-09 Price Changed $199,000 WRVBOR
• 2026-03-25 Pending — WRVBOR
• 2026-03-20 Price Changed $215,000 WRVBOR
• 2026-02-12 Price Changed $239,000 WRVBOR
• 2026-01-19 Listed $249,000 WRVBOR
• 2015-10-06 Sold (Public Records) $159,900 Public Records
• 2015-10-05 Sold (MLS) $159,900 WRVBOR
• 2015-02-02 Listed $159,900 WRVBOR
• 2012-08-01 Sold (Public Records) $155,000 Public Records
• 2000-05-08 Sold (Public Records) $100,000 Public Records
• 1996-01-03 Sold (Public Records) $91,000 Public Records

Property tax history

-2.6%/yr

Latest (2025): $1,162 · -2.7% YoY. Source: county tax records.