2905 Hendricks Blvd · Fort Smith, AR 72903

$1

2 bd · 1.0 ba · 858 sqft · SingleFamily public records · 23 Days on market

10,711 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Auction 7/1/2026 @ 11 am. This super cute two-bedroom, one-bathroom home is in the perfect location. Across its cozy 858 square feet, you will find original wood floors and durable vinyl siding. The property also features a detached garage and a fenced backyard, making it an excellent choice for either a personal home or a rental investment.

Key facts

• Durable vinyl siding
• Original wood floors
• Fenced backyard

Tags

• ORIGINAL WOOD FLOORS
• DURABLE VINYL SIDING
• DETACHED GARAGE
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Detached garage with one covered space; Gravel parking
• Utilities: Public water; Electricity available; Natural gas available
• Home design: Single-family house; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered porch; Back yard fencing; Cleared lot; Paved, publicly maintained road access

Interior

• Kitchen: Oven
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Window air conditioning unit
• Interior features: Blinds on windows
• Laundry & utility: Electric dryer hookup; Gas water heater

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $133,848 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $1).

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: Fairview Elementary School (math 50% / reading 38%, grade F, #164 of 454 statewide, top 37%, 458 students, 77% FRL); Ramsey Junior High School (math 37% / reading 47%, grade D-, #78 of 201 statewide, top 40%, 832 students, 67% 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); 200 active listings in the ZIP; 24 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 is only 17% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $925 of loan paydown is wiped out by about $4k 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 23 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 200772.0% of price.
• 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 $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 0.67% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.98%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $133,848
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3916 Carthage St	0.15mi	2/1.0	867 (+1%)	18mo	$135,000	$156	76

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: -26.3%
• Equity multiple: 0.10×
• Total profit: $-33,825
• Equity at exit: $19,957

10-year hold

• IRR: -18.1%
• Equity multiple: -0.06×
• Total profit: $-39,852
• Equity at exit: $11,573

Cash invested: $37,477 (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: 200

Monthly cashflow live

• Estimated rent: $895 high
• Mortgage (P&I): −$702
• Tax est. 1.5%: −$167 /mo · $2,008/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $-218

Break-even live

Break-even rent $1,171

Max offer price $102,286

Occupancy floor —

Sensitivity live

Price	-10% $-126	-5% $-172	+0% $-218	+5% $-264	+10% $-311
Rent	-10% $-289	-5% $-253	+0% $-218	+5% $-183	+10% $-147
Rate	-1.0pp $-151	-0.5pp $-184	base $-218	+0.5pp $-253	+1.0pp $-288

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: $33,462
• Closing costs: $4,015
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2921 Old Greenwood Rd Fort Smith, AR	1.0	1.0	750	$850	$1.13	22d	1	0.17mi
5200 S U St Apt 8 Fort Smith, AR	1.0	1.0	670	$595	$0.89	22d	1	0.92mi
5200 S U St Apt 56 Fort Smith, AR	2.0	2.0	980	$745	$0.76	22d	1	0.95mi
3500 S N St Fort Smith, AR	1.0–2.0	1.0–1.5	834	$935	$1.12	22d	1	0.96mi
3906 S N St Unit 3904 Fort Smith, AR	2.0	1.5	1024	$800	$0.78	22d	1	0.97mi
1700 S 28th St Unit 1 Fort Smith, AR	2.0	1.0	850	$795	$0.94	14d	1	1.05mi
2820 S O St Fort Smith, AR	2.0	1.5	1024	$875	$0.85	22d	1	1.06mi
2301 S V St Unit 7 Fort Smith, AR	2.0	1.0	795	$550	$0.69	22d	1	1.08mi
4801 Rogers Ave Fort Smith, AR	1.0–2.0	1.0	719	$710	$0.99	14d	15	1.18mi
1331 S 46th St Fort Smith, AR	1.0–2.0	1.0–1.5	1075	$1,150	$1.07	14d	6	1.21mi
4801 S 31st St Fort Smith, AR	2.0	1.0	700	$895	$1.28	22d	2	1.32mi
1805 S Y St Unit 18 Fort Smith, AR	1.0	1.0	700	$695	$0.99	14d	1	1.36mi
1805 S Y St Unit 17 Fort Smith, AR	1.0	1.0	700	$695	$0.99	22d	1	1.37mi
1915 S U St Unit A Fort Smith, AR	2.0	2.0	900	$975	$1.08	22d	1	1.38mi
4719 S 28th St Unit 4719B So 28th Fort Smith, AR	2.0	1.0	800	$850	$1.06	22d	1	1.39mi
4711 S 27th St Unit 4711B So 27th Fort Smith, AR	2.0	2.0	800	$850	$1.06	22d	1	1.40mi
2500 Dodson Ave Unit 1 Fort Smith, AR	2.0	1.0	700	$695	$0.99	14d	1	1.44mi
1624 Fresno St Fort Smith, AR	1.0–2.0	1.0	785	$895	$1.14	14d	3	1.47mi
1612 S X St Fort Smith, AR	1.0	1.0	558	$675	$1.21	14d	1	1.48mi
1607 Fresno St Unit 64 Fort Smith, AR	1.0	1.0	700	$625	$0.89	22d	1	1.49mi
3014 Presley St Unit FB44 Fort Smith, AR	2.0	1.5	1040	$925	$0.89	22d	1	1.49mi
3014 Presley St Fort Smith, AR	1.0–2.0	1.0–1.5	782	$925	$1.18	14d	4	1.49mi
5024 S 34th St Unit 5028A Fort Smith, AR	2.0	2.0	986	$925	$0.94	22d	1	1.49mi
5024 S 34th St Unit 5024A Fort Smith, AR	2.0	2.0	986	$925	$0.94	14d	1	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $1 Active 23 DOM
2. 2026-06-19
   days on market $1 Active 21 DOM
3. 2026-06-18
   days on market $1 Active 20 DOM
4. 2026-06-17
   days on market $1 Active 19 DOM
5. 2026-06-16
   days on market $1 Active 18 DOM
6. 2026-06-15
   days on market $1 Active 17 DOM
7. 2026-06-14
   days on market $1 Active 15 DOM
8. 2026-06-13
   days on market $1 Active 14 DOM
9. 2026-06-10
   days on market $1 Active 12 DOM
10. 2026-06-09
    days on market $1 Active 11 DOM
11. 2026-06-08
    days on market $1 Active 10 DOM
12. 2026-06-07
    days on market $1 Active 9 DOM
13. 2026-06-03
    days on market $1 Active 5 DOM
14. 2026-06-02
    days on market $1 Active 4 DOM
15. 2026-06-01
    days on market $1 Active 3 DOM
16. 2026-05-31
    days on market $1 Active 2 DOM
17. 2026-05-29
    listed $1 Active
18. 1986-07-18
    soldstatus $30,000
19. 1977-09-29
    soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 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: $10,737
• − Mortgage interest: −$7,498
• − Property taxes: −$2,008
• − Insurance: −$669
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$3,894
• Taxable loss: −$5,049
• Est. tax savings @ 24.0%: +$1,212
• After-tax cash flow: $-1,406/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

+100.0% since first listed

3 events — show timeline

• 2026-05-29 Listed $1 WRVBOR
• 1986-07-18 Sold (Public Records) $30,000 Public Records
• 1977-09-29 Sold (Public Records) $15,000 Public Records

Property tax history

-5.8%/yr

Latest (2025): $277 · -19.2% YoY. Source: county tax records.