810 N 20th St · Fort Smith, AR 72901

$89,900

2 bd · 1.0 ba · 1,357 sqft · SingleFamily public records · 130 Days on market

7,000 sqft lot Est $117k · 23% under ↓ 49% since listing

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.2/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Income-producing investment property! located in a central, convenient location with easy access to shopping, dining, and major roadways. The main home is tenant-occupied with long-term renters in place, providing immediate and consistent rental income. The property also includes a separate additional structure located in the backyard. This secondary dwelling is distressed and in need of significant renovation, but offers potential for a future guest house, studio, or additional rental unit if remodeled, subject to buyer verification of zoning and permitting. Property is being sold AS-IS, WHERE-IS. Ideal opportunity for investors seeking current cash flow with upside potential.

Key facts

• 7,000 sq ft lot
• Listed 130 days

Tags

• CENTRAL CONVENIENT LOCATION
• EASY ACCESS TO SHOPPING
• SEPARATE ADDITIONAL STRUCTURE
• POTENTIAL FOR GUEST HOUSE

Property features AI

Finance

• Other: Subdivision: FITZGERALD

Exterior

• Parking: Aggregate driveway
• Utilities: Utilities available (see remarks)
• Home design: Single family residence; One story
• Construction: House; Other construction materials (see remarks); Other foundation details; Asphalt shingle roof
• Exterior features: Fenced (see remarks); Cleared lot

Interior

• Kitchen: Gas water heater; Other kitchen appliances
• Bathrooms: 1 full bathroom
• Interior features: Other interior features
• Laundry & utility: Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$116,702) 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 $90k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Tilles Elementary School (math 34% / reading 29%, grade F, #293 of 454 statewide, top 65%, 300 students, 92% 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 84% FRL vs 64% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 176 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $622 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.98%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $116,702
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 N Greenwood Ave	0.29mi	2/1.0	1,304 (-4%)	2mo	$112,000	$86	78
2714 N J St	0.27mi	2/1.0	1,435 (+6%)	4mo	$63,600	$44	74
2808 Alabama Ave	0.30mi	3/2.0 (+1)	1,316 (-3%)	4mo	$138,400	$105	69
603 Lecta Ave	0.41mi	2/1.0	1,460 (+8%)	5mo	$164,000	$112	64
1716 N J St	0.18mi	3/1.5 (+1)	1,196 (-12%)	5mo	$60,000	$50	61
606 S 18th St	0.69mi	2/1.5	1,298 (-4%)	3mo	$40,000	$31	56
1005 N 16th St	0.27mi	3/2.0 (+1)	1,538 (+13%)	3mo	$250,000	$163	54
919 Clifton Ct	0.55mi	3/1.5 (+1)	1,455 (+7%)	4mo	$176,000	$121	52
635 Clifton Ct	0.57mi	2/1.0	1,168 (-14%)	1mo	$90,000	$77	50
315 N 18th St	0.35mi	3/2.0 (+1)	1,521 (+12%)	6mo	$127,500	$84	50
634 Clifton Ct	0.60mi	2/2.0	1,555 (+15%)	1mo	$90,000	$58	43
722 S 19th St	0.74mi	3/1.0 (+1)	1,505 (+11%)	3mo	$135,000	$90	40

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 · 4.37% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,499
• Equity at exit: $13,404

10-year hold

• IRR: 12.4%
• Equity multiple: 2.04×
• Total profit: $26,078
• Equity at exit: $7,773

Cash invested: $25,172 (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 72901

• Rents YoY: 4.4%
• Active inventory: 176
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,009 high
• Mortgage (P&I): −$471
• Tax from tax record: −$58 /mo · $697/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $230

Break-even live

Break-even rent $718

Max offer price $89,900

Occupancy floor 72%

Sensitivity live

Price	-10% $281	-5% $256	+0% $230	+5% $205	+10% $180
Rent	-10% $151	-5% $191	+0% $230	+5% $270	+10% $310
Rate	-1.0pp $276	-0.5pp $253	base $230	+0.5pp $207	+1.0pp $183

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 N May Ave Fort Smith, AR	2.0	1.0	1022	$825	$0.81	22d	1	0.48mi
3101 Park Ave Fort Smith, AR	3.0	2.0	1634	$1,650	$1.01	14d	1	0.67mi
101 N 11th St Unit 112 Fort Smith, AR	2.0	2.0	1040	$1,240	$1.19	22d	1	0.73mi
101 N 11th St Fort Smith, AR	1.0–2.0	1.0–2.0	806	$1,115	$1.38	4d	9	0.74mi
800 S 19th St Fort Smith, AR	2.0	1.0	1286	$1,095	$0.85	4d	1	0.77mi
1453 N 35th St Fort Smith, AR	2.0	1.0	913	$900	$0.99	22d	1	0.83mi
3014 Presley St Fort Smith, AR	1.0–2.0	1.0–1.5	782	$925	$1.18	14d	4	0.86mi
3014 Presley St Unit FB44 Fort Smith, AR	2.0	1.5	1040	$925	$0.89	22d	1	0.86mi
811 N 41st St Fort Smith, AR	2.0	1.0	1306	$900	$0.69	14d	1	1.11mi
1307 S 17th St Fort Smith, AR	3.0	1.5	1161	$1,150	$0.99	22d	1	1.13mi
1907 S N St Fort Smith, AR	2.0	1.0	1114	$950	$0.85	22d	1	1.18mi
109 N 3rd St Fort Smith, AR	1.0–2.0	1.0–2.5	1066	$1,300	$1.22	4d	2	1.19mi
2409 N 30th St Unit 1 Fort Smith, AR	2.0	2.5	1258	$950	$0.76	22d	1	1.28mi
2820 S O St Fort Smith, AR	2.0	1.5	1024	$875	$0.85	22d	1	1.30mi
3500 S N St Fort Smith, AR	1.0–2.0	1.0–1.5	834	$935	$1.12	22d	1	1.40mi

Listing history 20 events

1. 2026-06-21
   days on market $89,900 Active 130 DOM
2. 2026-06-19
   days on market $89,900 Active 128 DOM
3. 2026-06-18
   days on market $89,900 Active 127 DOM
4. 2026-06-17
   days on market $89,900 Active 126 DOM
5. 2026-06-16
   days on market $89,900 Active 125 DOM
6. 2026-06-15
   days on market $89,900 Active 124 DOM
7. 2026-06-14
   days on market $89,900 Active 122 DOM
8. 2026-06-13
   days on market $89,900 Active 121 DOM
9. 2026-06-10
   days on market $89,900 Active 119 DOM
10. 2026-06-09
    days on market $89,900 Active 118 DOM
11. 2026-06-08
    days on market $89,900 Active 117 DOM
12. 2026-06-07
    days on market $89,900 Active 116 DOM
13. 2026-06-03
    days on market $89,900 Active 112 DOM
14. 2026-06-02
    days on market $89,900 Active 111 DOM
15. 2026-06-01
    days on market $89,900 Active 110 DOM
16. 2026-05-31
    days on market $89,900 Active 109 DOM
17. 2026-05-30
    days on market $89,900 Active 108 DOM
18. 2026-03-30
    price $89,900
19. 2026-02-11
    listed $95,000 Active
20. 2018-02-27
    soldstatus $175,000

ⓘ 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: $697 · $58/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 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: $12,113
• − Mortgage interest: −$5,036
• − Property taxes: −$697
• − Insurance: −$450
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$2,615
• Taxable income: $1,377
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $2,434/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): 19,819
• Household income: $42,851
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1117.0

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 0.60)
• Race & ethnicity: White 60% Hispanic / Latino 17% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Guatemala
• Languages at home: 83% English-only · Spanish 14% Other Asian/Pacific 1% Vietnamese 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: ▼ -173.82%
• Current HPI: 172.3777
• Rent YoY: ▲ 4.37%
• 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

-48.6% since first listed

3 events — show timeline

• 2026-03-30 Price Changed $89,900 WRVBOR
• 2026-02-11 Listed $95,000 WRVBOR
• 2018-02-27 Sold (Public Records) $175,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $697 · +8.9% YoY. Source: county tax records.