6212 Free Ferry Rd · Fort Smith, AR 72903

$200,000

4 bd · 1.5 ba · 2,472 sqft · SingleFamily public records · 303 Days on market

Built 1965 1.03 ac lot Est $319k · 37% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• 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

Looking for an investment opportunity? This property may be the perfect fit. Located in one of Fort Smith's most desirable neighborhoods, this solid home is full of potential. Featuring 4 bedrooms, 3 full bathrooms and a sunroom, it offers plenty of space to re-imagine and add value. The home does not have an exterior HVAC unit and is being sold "AS IS. " Schedule your showing today!

Key facts

• 1.03 acre lot
• Built 1965
• Listed 302 days

Property features AI

Exterior

• Parking: Detached carport; 1 covered parking space; Gravel and concrete parking surfaces
• Security: Smoke detectors; Fire alarm
• Utilities: Electricity available; Natural gas available; Sewer available (private sewer)
• Home design: Single-family house; One story; Slab foundation; Brick and vinyl siding exterior
• Construction: Metal roof
• Exterior features: Covered patio/porch; Back yard privacy wood fencing; Paved public road access; City lot

Interior

• Kitchen: Dishwasher; Plumbed for ice maker
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas and electric heating; Ceiling fans (no central cooling)
• Interior features: Ceiling fans; Eat-in kitchen; Pantry; Storage; Tile countertops; Gas-started fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Electric and gas water heaters

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/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 $192k (3.8% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Albert Pike Elementary School (math 19% / reading 21%, grade F, #376 of 454 statewide, top 84%, 356 students, 90% 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 at 64% FRL track the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 197 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 38% 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 303 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $200k implies a 208% gain — meaningful room to come down on a strong offer.

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 $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 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 1965 — 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: 0.96% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $318,888
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6212 Free Ferry Rd	0.00mi	4/3.0	2,507 (+1%)	0mo	$180,000	$72	92
6501 Bolton Rd	0.19mi	4/3.0	2,480 (+0%)	2mo	$220,000	$89	82
5204 Free Ferry Rd	0.71mi	4/3.0	2,476 (+0%)	10mo	$425,000	$172	52
5720 Free Ferry Rd	0.23mi	3/2.5 (-1)	2,704 (+9%)	19mo	$280,000	$104	49
6410 Ellsworth Rd	0.57mi	3/2.5 (-1)	2,263 (-8%)	8mo	$295,000	$130	43
7000 Ellsworth Rd	0.70mi	3/2.5 (-1)	2,682 (+8%)	11mo	$385,000	$144	35
1804 Weeks Ln	0.62mi	3/2.5 (-1)	2,135 (-14%)	11mo	$275,000	$129	30

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-11,597
• Equity at exit: $29,821

10-year hold

• IRR: 6.2%
• Equity multiple: 1.49×
• Total profit: $27,716
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,924 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$119 /mo · $1,425/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $269

Break-even live

Break-even rent $1,583

Max offer price $200,000

Occupancy floor 81%

Sensitivity live

Price	-10% $382	-5% $325	+0% $269	+5% $212	+10% $156
Rent	-10% $117	-5% $193	+0% $269	+5% $345	+10% $421
Rate	-1.0pp $369	-0.5pp $320	base $269	+0.5pp $217	+1.0pp $164

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6014 Park Ave Fort Smith, AR	4.0	3.0	2615	$2,300	$0.88	21d	1	0.25mi
406 Rockefeller Pl Fort Smith, AR	4.0	4.0	1800	$1,699	$0.94	21d	1	0.45mi
400 Lincoln Ln Fort Smith, AR	1.0–4.0	1.0–4.0	1425	$1,499	$1.05	13d	16	0.46mi
5700 Grand Ave Fort Smith, AR	3.0	2.0	1605	$1,500	$0.93	21d	1	0.80mi
2605 S 66th St Fort Smith, AR	4.0	3.0	3300	$2,500	$0.76	21d	1	1.13mi
1306 S 41st St Fort Smith, AR	4.0	2.0	2295	$1,700	$0.74	13d	1	1.40mi

Listing history 22 events

1. 2026-06-18
   days on market $200,000 Active 303 DOM
2. 2026-06-17
   days on market $200,000 Active 302 DOM
3. 2026-06-16
   days on market $200,000 Active 301 DOM
4. 2026-06-15
   days on market $200,000 Active 300 DOM
5. 2026-06-14
   days on market $200,000 Active 298 DOM
6. 2026-06-13
   days on market $200,000 Active 297 DOM
7. 2026-06-10
   days on market $200,000 Active 295 DOM
8. 2026-06-09
   days on market $200,000 Active 294 DOM
9. 2026-06-08
   days on market $200,000 Active 293 DOM
10. 2026-06-07
    days on market $200,000 Active 292 DOM
11. 2026-06-03
    days on market $200,000 Active 288 DOM
12. 2026-06-02
    days on market $200,000 Active 287 DOM
13. 2026-06-01
    days on market $200,000 Active 286 DOM
14. 2026-05-31
    days on market $200,000 Active 285 DOM
15. 2026-05-30
    days on market $200,000 Active 284 DOM
16. 2026-04-02
    price $200,000
17. 2025-12-30
    price $250,000
18. 2025-11-06
    price $280,000
19. 2025-09-10
    price $290,000
20. 2025-09-10
    price $200,000
21. 2025-08-19
    listed $299,900 Active
22. 2009-09-23
    soldstatus $65,000

ⓘ 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: $1,425 · $119/mo
• Projected year-2 tax: $1,425 · $119/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°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: $23,083
• − Mortgage interest: −$11,203
• − Property taxes: −$1,425
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$5,818
• Taxable loss: −$56
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $3,238/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

+207.7% since first listed

7 events — show timeline

• 2026-04-02 Price Changed $200,000 WRVBOR
• 2025-12-30 Price Changed $250,000 WRVBOR
• 2025-11-06 Price Changed $280,000 WRVBOR
• 2025-09-10 Price Changed $290,000 WRVBOR
• 2025-09-10 Price Changed $200,000 WRVBOR
• 2025-08-19 Listed $299,900 WRVBOR
• 2009-09-23 Sold (Public Records) $65,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,425 · -1.5% YoY. Source: county tax records.