3623 Wirsing Ave · Fort Smith, AR 72904

$85,000

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 136 Days on market

Built 1955 6,534 sqft lot Est $115k · 26% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• 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

Income-producing investment property! This 2-bedroom, 1-bath home offers 888 sq ft and is currently tenant-occupied with long-term renters, providing steady rental income for investors. The property features a functional layout and is situated in an established neighborhood with convenient access to shopping, dining, and major roadways. Property is being sold AS-IS, WHERE-IS. Ideal opportunity for investors seeking an affordable rental to add to their portfolio or a value-add project.

Key facts

• Tenant occupied
• Value add project
• 6,534 sq ft lot

Tags

• TENANT OCCUPIED
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• VALUE ADD PROJECT

Property features AI

Exterior

• Parking: Aggregate driveway
• Utilities: Utilities: Other/see remarks
• Home design: Single-family residential; One story
• Construction: House structure; Metal roof; Other/see remarks construction materials; Other foundation details; Built as single-level (one story)
• Exterior features: Partial fencing; Corner city lot; Lot dimensions approximately 47 x 134

Interior

• Kitchen: Gas water heater (listed under appliances)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$115,440) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $79k (7.1% below list).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Sutton Elementary School (math 21% / reading 21%, grade F, #373 of 454 statewide, top 83%, 470 students, 92% FRL); Dora Kimmons Jr. High School (math 22% / reading 32%, grade F, #156 of 201 statewide, top 78%, 841 students, 91% FRL); Northside High School (math 12% / reading 27%, grade F, #239 of 292 statewide, top 85%, 2,433 students, 74% FRL) — zoned schools average 85% FRL vs 64% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 37% district-wide (-14 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: 96 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $588 of loan paydown is wiped out by about $3k 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 136 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 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 $45k; list at $85k implies a 89% gain — meaningful room to come down on a strong offer.

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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.93% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $115,440
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3315 Birnie Ave	0.21mi	2/1.0	878 (-1%)	16mo	$95,000	$108	75
2723 N Albert Ave	0.31mi	2/1.0	900 (+1%)	10mo	$45,400	$50	75
4001 High St	0.37mi	2/1.0	931 (+5%)	2mo	$70,000	$75	73
2514 N 37th St	0.16mi	2/1.0	756 (-15%)	2mo	$125,000	$165	66
3516 Johnson St	0.08mi	2/1.0	789 (-11%)	18mo	$73,500	$93	62
2101 N 30th St	0.74mi	2/1.0	810 (-9%)	4mo	$130,000	$160	48
4108 Dean Dr	0.69mi	3/1.0 (+1)	962 (+8%)	9mo	$132,500	$138	42
4230 Spradling Ave	0.67mi	2/1.0	954 (+7%)	23mo	$38,000	$40	37
3805 Ridgeway Dr	0.57mi	3/1.0 (+1)	972 (+10%)	23mo	$139,000	$143	34
3206 N 43rd St	0.49mi	3/2.0 (+1)	1,000 (+13%)	19mo	$135,000	$135	31
3806 Ridgeway Dr	0.59mi	3/1.0 (+1)	1,002 (+13%)	22mo	$130,000	$130	27

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-7,054
• Equity at exit: $12,674

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $2,424
• Equity at exit: $7,349

Cash invested: $23,800 (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 72904

• Active inventory: 96
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $790 high
• Mortgage (P&I): −$446
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $106

Break-even live

Break-even rent $655

Max offer price $85,000

Occupancy floor 82%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3711 Birnie Ave Unit 8 Fort Smith, AR	2.0	1.0	600	$700	$1.17	21d	1	0.07mi
1453 N 35th St Fort Smith, AR	2.0	1.0	913	$900	$0.99	21d	1	1.10mi
5201 Spradling Ave Fort Smith, AR	2.0	1.0	820	$780	$0.95	3d	4	1.10mi
1801 Wirsing Ave Unit B Fort Smith, AR	2.0	1.0	896	$995	$1.11	13d	1	1.26mi
1224 N Albert Pike Ave Fort Smith, AR	1.0–2.0	1.0	735	$695	$0.95	13d	6	1.31mi
4114 N 54th St Unit A Fort Smith, AR	2.0	1.5	1050	$950	$0.90	21d	1	1.35mi
1117 N 32nd St Fort Smith, AR	2.0	1.0	744	$850	$1.14	13d	1	1.42mi

Listing history 21 events

1. 2026-06-19
   days on market $85,000 Active 136 DOM
2. 2026-06-18
   days on market $85,000 Active 135 DOM
3. 2026-06-17
   days on market $85,000 Active 134 DOM
4. 2026-06-16
   days on market $85,000 Active 133 DOM
5. 2026-06-15
   days on market $85,000 Active 132 DOM
6. 2026-06-14
   days on market $85,000 Active 130 DOM
7. 2026-06-13
   days on market $85,000 Active 129 DOM
8. 2026-06-10
   days on market $85,000 Active 127 DOM
9. 2026-06-09
   days on market $85,000 Active 126 DOM
10. 2026-06-08
    days on market $85,000 Active 125 DOM
11. 2026-06-07
    days on market $85,000 Active 124 DOM
12. 2026-06-03
    days on market $85,000 Active 120 DOM
13. 2026-06-02
    days on market $85,000 Active 119 DOM
14. 2026-06-01
    days on market $85,000 Active 118 DOM
15. 2026-05-31
    days on market $85,000 Active 117 DOM
16. 2026-05-30
    days on market $85,000 Active 116 DOM
17. 2026-02-19
    status Active
18. 2026-02-03
    listed $85,000 Active
19. 2017-09-05
    soldstatus $45,000
20. 2009-01-22
    soldstatus $60,000
21. 2009-01-20
    soldstatus $33,000

ⓘ 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: $439 · $37/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$105/yr (+$9/mo · 24.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $9,474
• − Mortgage interest: −$4,761
• − Property taxes: −$439
• − Insurance: −$425
• − Repairs & maintenance: −$758
• − Management: −$758
• − Depreciation: −$2,473
• Taxable loss: −$140
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $1,305/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): 21,296
• Household income: $41,909
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 851.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 31% Two or more races 11% Black 9% Asian 9% Native American 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Iranian 0%
• Foreign-born: 26% · Canada, Vietnam
• Languages at home: 53% English-only · Spanish 37% Other Asian/Pacific 7% Vietnamese 3%

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: ▼ -81.65%
• Current HPI: 146.2281
• 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

+157.6% since first listed

5 events — show timeline

• 2026-02-19 Relisted — WRVBOR
• 2026-02-03 Listed $85,000 WRVBOR
• 2017-09-05 Sold (Public Records) $45,000 Public Records
• 2009-01-22 Sold (Public Records) $60,000 Public Records
• 2009-01-20 Sold (Public Records) $33,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $439 · +8.9% YoY. Source: county tax records.