13212 Mine 18 Rd · Fort Smith, AR 72916

$259,900

4 bd · 2.0 ba · 1,718 sqft · SingleFamily public records · 154 Days on market

0.50 ac lot $151/sqft · 25% below area Est $346k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• Schools +5.0/10.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 4-bedroom, 2-bathroom property sitting on a half-acre lot, perfectly located between Fort Smith and Greenwood. Take a seat on the front porch and enjoy beautiful sunset views while soaking in the peaceful country feel—just minutes from town. Inside, you’ll find an open floor plan filled with a ton of natural light, beautifully finished interiors, two walk-in showers, and a spacious laundry room with plenty of room for storage and functionality. Located outside city limits, this home qualifies for a USDA Rural Development loan. The backyard includes a storage shed, making this property both practical and inviting.

Key facts

• Open floor plan
• Front porch
• Natural light

Tags

• FRONT PORCH
• SUNSET VIEWS
• OPEN FLOOR PLAN
• NATURAL LIGHT
• WALK-IN SHOWERS
• SPACIOUS LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $46 ($547/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 $201k (22.7% below list).
• Recommended offer: $201k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Greenwood School District (town): math 59% / reading 58% proficiency, ranked #5 of 238 in AR (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.6%/yr); 235 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 154 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $260k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,830 (22.7% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.77% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (median comp): $345,521
• List price: $259,900
• Delta: -24.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5716 Thomas Rd	0.39mi	4/2.0	1,825 (+6%)	0mo	$405,000	$222	72
13104 Mine 18 Rd	0.09mi	3/2.0 (-1)	1,926 (+12%)	12mo	$310,000	$161	60
12516 Wilmington Way	0.58mi	4/2.0	1,773 (+3%)	9mo	$305,000	$172	60
5800 Callaway Ln	0.43mi	3/2.0 (-1)	1,702 (-1%)	17mo	$289,000	$170	59
5600 Thomas Rd	0.47mi	4/2.0	1,853 (+8%)	22mo	$345,000	$186	46
5706 Callaway Ln	0.45mi	3/2.0 (-1)	1,916 (+12%)	12mo	$319,500	$167	44
5707 Callaway Ln	0.48mi	3/2.0 (-1)	1,952 (+14%)	11mo	$315,000	$161	41
5508 Thomas Rd	0.51mi	4/2.0	1,925 (+12%)	19mo	$352,000	$183	40

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 · 1.57% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.42×
• Total profit: $-42,189
• Equity at exit: $38,752

10-year hold

• IRR: -10.8%
• Equity multiple: 0.38×
• Total profit: $-44,874
• Equity at exit: $22,471

Cash invested: $72,772 (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 72916

• Home prices YoY: -20.1%
• Rents YoY: 1.6%
• Active inventory: 235
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,008 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $46

Break-even live

Break-even rent $1,951

Max offer price $259,900

Occupancy floor 93%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8908 Cambria Cir Unit B Fort Smith, AR	3.0	2.0	1399	$1,599	$1.14	13d	1	0.88mi
10108 Talavera Trl Unit A Fort Smith, AR	3.0	2.0	1487	$1,649	$1.11	43d	1	0.88mi
11601 Kenwood Dr Fort Smith, AR	3.0	2.0	1685	$2,395	$1.42	13d	8	1.00mi

Listing history 21 events

1. 2026-06-19
   days on market $259,900 Active 154 DOM
2. 2026-06-18
   days on market $259,900 Active 153 DOM
3. 2026-06-17
   days on market $259,900 Active 152 DOM
4. 2026-06-16
   days on market $259,900 Active 151 DOM
5. 2026-06-15
   days on market $259,900 Active 150 DOM
6. 2026-06-14
   days on market $259,900 Active 148 DOM
7. 2026-06-13
   days on market $259,900 Active 147 DOM
8. 2026-06-10
   days on market $259,900 Active 145 DOM
9. 2026-06-09
   days on market $259,900 Active 144 DOM
10. 2026-06-08
    days on market $259,900 Active 143 DOM
11. 2026-06-07
    days on market $259,900 Active 142 DOM
12. 2026-06-05
    days on market $259,900 Active 139 DOM
13. 2026-06-03
    days on market $259,900 Active 138 DOM
14. 2026-06-02
    days on market $259,900 Active 137 DOM
15. 2026-06-01
    days on market $259,900 Active 136 DOM
16. 2026-05-31
    days on market $259,900 Active 135 DOM
17. 2026-05-30
    days on market $259,900 Active 134 DOM
18. 2026-03-02
    price $275,000 653-char remark

    Show marketing remark (653 chars)

    Welcome home to this 4-bedroom, 2-bathroom property sitting on a half-acre lot, perfectly located between Fort Smith and Greenwood. Take a seat on the front porch and enjoy beautiful sunset views while soaking in the peaceful country feel—just minutes from town. Inside, you’ll find an open floor plan filled with a ton of natural light, beautifully finished interiors, two walk-in showers, and a spacious laundry room with plenty of room for storage and functionality. Located outside city limits, this home qualifies for a USDA Rural Development loan. The backyard includes a storage shed, making this property both practical and inviting.

19. 2026-01-17
    listed $289,000 Active 653-char remark

    Show marketing remark (653 chars)

    Welcome home to this 4-bedroom, 2-bathroom property sitting on a half-acre lot, perfectly located between Fort Smith and Greenwood. Take a seat on the front porch and enjoy beautiful sunset views while soaking in the peaceful country feel—just minutes from town. Inside, you’ll find an open floor plan filled with a ton of natural light, beautifully finished interiors, two walk-in showers, and a spacious laundry room with plenty of room for storage and functionality. Located outside city limits, this home qualifies for a USDA Rural Development loan. The backyard includes a storage shed, making this property both practical and inviting.

20. 2023-08-25
    soldstatus $85,000
21. 2005-06-14
    soldstatus $32,000

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $1,663 · $139/mo
• Expected delta: +$826/yr (+$69/mo · 98.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 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: $24,100
• − Mortgage interest: −$14,558
• − Property taxes: −$837
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$7,561
• Taxable loss: −$4,012
• Est. tax savings @ 24.0%: +$963
• After-tax cash flow: $1,510/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: Greenwood School District
• NCES district ID: 0506990
• Math proficiency: 59% ▼ -9.00%
• Reading proficiency: 58% ▼ -4.00%
• Median HH income: $55,015
• Composite: 50.33/100
• National rank: #1879
• State rank: #5 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

• County: Sebastian County · 99,312 people
• City population: 94,356
• Metro: Fort Smith, AR-OK
• Population (ZIP): 11,711
• Household income: $87,983
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 141.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 10% Asian 7% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 4% Scandinavian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 3% Other Asian/Pacific 3% German/W. Germanic 2%

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: ▼ -54.92%
• Current HPI: 218.0302
• Rent YoY: ▲ 1.57%
• 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

+759.4% since first listed

4 events — show timeline

• 2026-03-02 Price Changed $275,000 WRVBOR
• 2026-01-17 Listed $289,000 WRVBOR
• 2023-08-25 Sold (Public Records) $85,000 Public Records
• 2005-06-14 Sold (Public Records) $32,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $837 · +8.7% YoY. Source: county tax records.