1821 N 9th St · Fort Smith, AR 72904

$49,700

1 bd · 1.0 ba · 600 sqft · SingleFamily public records · 26 Days on market

Built 1955 3,476 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• 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

Investor Special! Motivated Seller! This 1 bedroom, 1 bathroom home offers 832 sq ft of opportunity and potential. Perfect for investors, flippers, or buyers looking for their next renovation project. Property needs TLC but has great possibilities for a rental, resale, or starter home makeover. Bring your vision and transform this fixer-upper into something special. Sold as-is.

Key facts

• 3,476 sq ft lot
• Built 1955
• Listed 26 days

Property features AI

Exterior

• Utilities: Public water; Electricity available; Sewer available; Water available
• Home design: Single-family house; One story
• Construction: Vinyl siding; Asphalt/shingle roof
• Exterior features: Covered patio/porch; Cleared lot

Interior

• Kitchen: Range
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating
• Interior features: Electric water heater; Range
• Laundry & utility: No laundry hookups inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($729 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: Howard Elementary School (math 22% / reading 22%, grade F, #365 of 454 statewide, top 82%, 263 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.
• Zoned-school proficiency averages 22% at this address vs 37% district-wide (-15 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $344 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; 21% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,954 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.50%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.67×
• Total profit: $9,291
• Equity at exit: $7,410

10-year hold

• IRR: 25.1%
• Equity multiple: 3.18×
• Total profit: $30,386
• Equity at exit: $4,297

Cash invested: $13,916 (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: 5.7×

Monthly cashflow live

• Estimated rent: $729 high
• Mortgage (P&I): −$261
• Tax from tax record: −$22 /mo · $263/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$153
• Net cashflow: $273

Break-even live

Break-even rent $384

Max offer price $49,700

Occupancy floor 58%

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: $12,425
• Closing costs: $1,491
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1117 N 32nd St Fort Smith, AR	2.0	1.0	744	$850	$1.14	13d	1	0.99mi
1218 D St N Unit 1218 Fort Smith, AR	1.0	1.0	726	$550	$0.76	21d	1	1.00mi
322 N 6th St Fort Smith, AR	1.0	1.0	525	$725	$1.38	3d	2	1.01mi
2905 Alabama Ave Fort Smith, AR	1.0	1.0	711	$795	$1.12	3d	1	1.09mi
3711 Birnie Ave Unit 8 Fort Smith, AR	2.0	1.0	600	$700	$1.17	21d	1	1.13mi
101 N 11th St Unit 203 Fort Smith, AR	1.0	1.0	573	$990	$1.73	21d	1	1.14mi
101 N 11th St Fort Smith, AR	1.0–2.0	1.0–2.0	806	$940	$1.17	3d	9	1.14mi
3510 Alabama Ave Unit 1 Fort Smith, AR	1.0	1.0	532	$500	$0.94	13d	1	1.32mi
2520 N E St Fort Smith, AR	1.0	1.0	550	$675	$1.23	2d	1	1.33mi
1224 N Albert Pike Ave Fort Smith, AR	1.0–2.0	1.0	735	$595	$0.81	13d	6	1.48mi

Listing history 21 events

1. 2026-06-18
   status $49,700 Pending 26 DOM
2. 2026-06-18
   days on market $49,700 Active 26 DOM
3. 2026-06-17
   days on market $49,700 Active 25 DOM
4. 2026-06-16
   days on market $49,700 Active 24 DOM
5. 2026-06-15
   days on market $49,700 Active 23 DOM
6. 2026-06-14
   days on market $49,700 Active 21 DOM
7. 2026-06-13
   days on market $49,700 Active 20 DOM
8. 2026-06-10
   days on market $49,700 Active 18 DOM
9. 2026-06-09
   days on market $49,700 Active 17 DOM
10. 2026-06-08
    days on market $49,700 Active 16 DOM
11. 2026-06-07
    days on market $49,700 Active 15 DOM
12. 2026-06-03
    days on market $49,700 Active 11 DOM
13. 2026-06-02
    days on market $49,700 Active 10 DOM
14. 2026-06-01
    days on market $49,700 Active 9 DOM
15. 2026-05-31
    days on market $49,700 Active 8 DOM
16. 2026-05-30
    days on market $49,700 Active 7 DOM
17. 2026-05-23
    listed $49,700 Active
18. 2022-11-15
    historical
19. 2016-09-29
    soldstatus $41,000
20. 2004-07-06
    soldstatus $36,000
21. 1988-08-01
    soldstatus $11,000

ⓘ 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: $263 · $22/mo
• Projected year-2 tax: $318 · $27/mo
• Expected delta: +$55/yr (+$5/mo · 21.1%)

ⓘ 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 · 21 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: $8,746
• − Mortgage interest: −$2,784
• − Property taxes: −$263
• − Insurance: −$248
• − Repairs & maintenance: −$700
• − Management: −$700
• − Depreciation: −$1,446
• Taxable income: $2,606
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $2,645/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

+351.8% since first listed

5 events — show timeline

• 2026-05-23 Listed $49,700 WRVBOR
• 2022-11-15 Rental Removed — RENT.
• 2016-09-29 Sold (Public Records) $41,000 Public Records
• 2004-07-06 Sold (Public Records) $36,000 Public Records
• 1988-08-01 Sold (Public Records) $11,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $263 · +5.0% YoY. Source: county tax records.