1515 N 34th St · Fort Smith, AR 72904

$115,000

3 bd · 1.0 ba · 752 sqft · SingleFamily public records · 337 Days on market

Built 1940 6,600 sqft lot Est $103k · 12% over ↓ 3% since listing

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Why this score? — see what drove the D- 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 +16.8/30.0
• DSCR +5.2/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Located between the UAFS campus and Downtown Fort Smith, this cozy 3 BR / 1 Bath home would make a great home for the right buyer. Whether you’re looking to buy your first home or add to your investment portfolio, this house has a lot of attractive features. First and foremost, the home boasts central heating & air conditioning and is one of the only homes in its price range with that prized amenity. Furthermore, while maintaining a level of modesty the home has a number of updates that add to the home’s humble appeal. Atop the list are all new energy-efficient windows that were recently installed in June 2025. Other updates include: new paint, new vinyl flooring in the li

Key facts

• Spacious backyard
• New kitchen cabinets
• New vinyl flooring

Tags

• ENERGY EFFICIENT WINDOWS
• NEW VINYL FLOORING
• NEW KITCHEN CABINETS
• BUTCHER BLOCK COUNTERTOPS
• SPACIOUS BACKYARD
• CLOSE PROXIMITY TO PARKS

Property features AI

Exterior

• Parking: Gravel parking
• Security: Smoke detectors
• Utilities: Public water; Sewer available; Electricity available; Water available
• Home design: Single-family residence; One story
• Construction: Frame construction; Fiberglass shingle roof
• Exterior features: Chain-link fencing (partial); Cleared, level city lot; Paved public road access; Outbuilding

Interior

• Kitchen: Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $73 ($875/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 $95k (17.2% below list).
• Recommended offer: $95k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Sunnymede Elementary School (math 23% / reading 27%, grade F, #345 of 454 statewide, top 76%, 468 students, 93% 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 23% 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: 98 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $795 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 337 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $95,166 (17.2% below list)

Questions for the listing agent

1. It's been on market 337 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $103,024
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2904 N L St	0.36mi	2/1.0 (-1)	780 (+4%)	2mo	$60,000	$77	70
1540 N 33rd St	0.07mi	3/1.0	864 (+15%)	6mo	$35,000	$41	66
2101 N 30th St	0.54mi	2/1.0 (-1)	810 (+8%)	4mo	$130,000	$160	54
1433 40th St	0.40mi	2/1.0 (-1)	803 (+7%)	15mo	$110,000	$137	52

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-14,047
• Equity at exit: $17,147

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-6,481
• Equity at exit: $9,943

Cash invested: $32,200 (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: 10.1×

Monthly cashflow live

• Estimated rent: $952 high
• Mortgage (P&I): −$603
• Tax from tax record: −$28 /mo · $335/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $73

Break-even live

Break-even rent $859

Max offer price $115,000

Occupancy floor 87%

Sensitivity live

Price	-10% $138	-5% $105	+0% $73	+5% $40	+10% $8
Rent	-10% $-2	-5% $35	+0% $73	+5% $111	+10% $148
Rate	-1.0pp $131	-0.5pp $102	base $73	+0.5pp $43	+1.0pp $13

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1453 N 35th St Fort Smith, AR	2.0	1.0	913	$900	$0.99	23d	1	0.08mi
1117 N 32nd St Fort Smith, AR	2.0	1.0	744	$850	$1.14	15d	1	0.36mi
1224 N Albert Pike Ave Fort Smith, AR	1.0–2.0	1.0	735	$695	$0.95	15d	6	0.60mi
3600 Kinkead Ave Fort Smith, AR	1.0–2.0	1.0	797	$1,490	$1.87	15d	15	0.79mi
501 N May Ave Fort Smith, AR	2.0	1.0	1022	$825	$0.81	23d	1	0.92mi
3605 Barry Ave Fort Smith, AR	2.0	1.0	562	$845	$1.50	23d	3	0.98mi
3711 Birnie Ave Unit 8 Fort Smith, AR	2.0	1.0	600	$700	$1.17	23d	1	1.01mi
3014 Presley St Unit FB44 Fort Smith, AR	2.0	1.5	1040	$925	$0.89	23d	1	1.13mi
3014 Presley St Fort Smith, AR	1.0–2.0	1.0–1.5	782	$925	$1.18	15d	4	1.13mi
2322 S I St Fort Smith, AR	1.0–2.0	1.0	755	$895	$1.19	13d	2	1.43mi
1801 Wirsing Ave Unit B Fort Smith, AR	2.0	1.0	896	$995	$1.11	15d	1	1.45mi
101 N 11th St Unit 112 Fort Smith, AR	2.0	2.0	1040	$1,240	$1.19	23d	1	1.48mi
101 N 11th St Fort Smith, AR	1.0–2.0	1.0–2.0	806	$1,115	$1.38	5d	9	1.49mi

Listing history 24 events

1. 2026-06-21
   days on market $115,000 Active 337 DOM
2. 2026-06-19
   days on market $115,000 Active 335 DOM
3. 2026-06-18
   days on market $115,000 Active 334 DOM
4. 2026-06-17
   days on market $115,000 Active 333 DOM
5. 2026-06-16
   days on market $115,000 Active 332 DOM
6. 2026-06-15
   days on market $115,000 Active 331 DOM
7. 2026-06-14
   days on market $115,000 Active 329 DOM
8. 2026-06-13
   days on market $115,000 Active 328 DOM
9. 2026-06-10
   days on market $115,000 Active 326 DOM
10. 2026-06-09
    days on market $115,000 Active 325 DOM
11. 2026-06-08
    days on market $115,000 Active 324 DOM
12. 2026-06-07
    days on market $115,000 Active 323 DOM
13. 2026-06-03
    days on market $115,000 Active 319 DOM
14. 2026-06-02
    days on market $115,000 Active 318 DOM
15. 2026-06-01
    days on market $115,000 Active 317 DOM
16. 2026-05-31
    days on market $115,000 Active 316 DOM
17. 2026-05-30
    days on market $115,000 Active 315 DOM
18. 2025-11-20
    status Active
19. 2025-10-15
    price $115,000
20. 2025-09-30
    price $119,000
21. 2025-09-12
    price $121,000
22. 2025-08-07
    price $123,000
23. 2025-07-18
    listed $125,000 Active
24. 2025-04-21
    listed $119,000 Active

ⓘ 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: $335 · $28/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$401/yr (+$33/mo · 119.9%)

ⓘ 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 1/10 Low
• 🌡 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: $11,420
• − Mortgage interest: −$6,442
• − Property taxes: −$335
• − Insurance: −$575
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$3,345
• Taxable loss: −$1,104
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $1,140/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

-3.4% since first listed

7 events — show timeline

• 2025-11-20 Relisted — WRVBOR
• 2025-10-15 Price Changed $115,000 WRVBOR
• 2025-09-30 Price Changed $119,000 WRVBOR
• 2025-09-12 Price Changed $121,000 WRVBOR
• 2025-08-07 Price Changed $123,000 WRVBOR
• 2025-07-18 Listed $125,000 WRVBOR
• 2025-04-21 Listed $119,000 WRVBOR

Property tax history

+3.5%/yr

Latest (2025): $335 · +9.0% YoY. Source: county tax records.