3425 Carrizo St · Fort Smith, AR 72904

$75,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 22 Days on market

Built 1955 6,939 sqft lot

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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 MLS

Investor special! 2 Bedrooms and 1 bathroom. Fenced backyard(More pics coming soon)

Key facts

• 6,939 sq ft lot
• Built 1955
• Listed 21 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($852 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: schools D, crime F, amenities 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.
• Market conditions: 98 active listings in the ZIP; 3 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

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 $73,875 (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: 1.14% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.06%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $152,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Northwood Dr	0.15mi	3/1.0 (+1)	988 (-8%)	7mo	$95,000	$96	68
3514 Clayton Ct	0.25mi	2/2.0	1,154 (+7%)	9mo	$157,500	$136	65
3605 Wilma Ave	0.60mi	3/1.0 (+1)	1,014 (-6%)	1mo	$157,000	$155	56
4300 Mussett Rd	0.48mi	3/1.0 (+1)	980 (-9%)	8mo	$72,000	$73	50
4209 Walnut Park Dr	0.74mi	3/2.0 (+1)	1,098 (+2%)	6mo	$170,000	$155	48
3224 Emrich St	0.68mi	2/1.0	972 (-10%)	8mo	$56,000	$58	45
3118 Neis St	0.75mi	2/2.0	1,154 (+7%)	8mo	$155,000	$134	43
4214 Oak Park Cir	0.69mi	3/2.0 (+1)	1,176 (+9%)	2mo	$170,000	$145	42
3513 Eller Ave	0.64mi	3/2.0 (+1)	1,195 (+11%)	3mo	$175,000	$146	40
3114 Oak Grove St	0.60mi	3/2.0 (+1)	920 (-15%)	2mo	$139,500	$152	37
4208 Walnut Park Dr	0.72mi	3/2.0 (+1)	1,202 (+11%)	8mo	$169,000	$141	32
3101 Emrich St	0.70mi	3/1.0 (+1)	925 (-14%)	11mo	$33,550	$36	29

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $2,375
• Equity at exit: $11,183

10-year hold

• IRR: 12.5%
• Equity multiple: 1.98×
• Total profit: $20,685
• Equity at exit: $6,485

Cash invested: $21,000 (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 72904

• Active inventory: 98
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $229

Break-even live

Break-even rent $562

Max offer price $75,000

Occupancy floor 68%

Sensitivity live

Price	-10% $271	-5% $250	+0% $229	+5% $207	+10% $186
Rent	-10% $161	-5% $195	+0% $229	+5% $262	+10% $296
Rate	-1.0pp $266	-0.5pp $248	base $229	+0.5pp $209	+1.0pp $189

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4101 Walnut Park Dr Unit 4109 WP Fort Smith, AR	3.0	2.0	1272	$825	$0.65	22d	1	0.82mi
4114 N 54th St Unit A Fort Smith, AR	2.0	1.5	1050	$950	$0.90	22d	1	1.36mi
5201 Spradling Ave Fort Smith, AR	2.0	1.0	820	$780	$0.95	4d	4	1.40mi

Listing history 18 events

1. 2026-06-21
   days on market $75,000 Active 22 DOM
2. 2026-06-19
   days on market $75,000 Active 20 DOM
3. 2026-06-18
   days on market $75,000 Active 19 DOM
4. 2026-06-17
   days on market $75,000 Active 18 DOM
5. 2026-06-16
   days on market $75,000 Active 17 DOM
6. 2026-06-15
   days on market $75,000 Active 16 DOM
7. 2026-06-14
   days on market $75,000 Active 14 DOM
8. 2026-06-13
   days on market $75,000 Active 13 DOM
9. 2026-06-10
   days on market $75,000 Active 11 DOM
10. 2026-06-09
    days on market $75,000 Active 10 DOM
11. 2026-06-08
    days on market $75,000 Active 9 DOM
12. 2026-06-07
    days on market $75,000 Active 8 DOM
13. 2026-06-03
    days on market $75,000 Active 4 DOM
14. 2026-06-02
    days on market $75,000 Active 3 DOM
15. 2026-06-01
    days on market $75,000 Active 2 DOM
16. 2026-06-01
    remarks 151-char remark
17. 2026-05-31
    remarks 84-char remark
18. 2026-05-31
    listed $75,000 Active 1 DOM

ⓘ 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: $236 · $20/mo
• Projected year-2 tax: $480 · $40/mo
• Expected delta: +$244/yr (+$20/mo · 103.4%)

ⓘ 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: $10,220
• − Mortgage interest: −$4,201
• − Property taxes: −$236
• − Insurance: −$375
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$2,182
• Taxable income: $1,591
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $2,362/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

1 event — show timeline

• 2026-05-30 Listed $75,000 WRVBOR