8714 Harvard Dr · Fort Smith, AR 72908

$1

3 bd · 2.0 ba · 1,795 sqft · SingleFamily public records · 3 Days on market

Built 1979 0.31 ac 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 +6.9/30.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Property will come up for Auction June 27th at 11:00 AM. Garage 420 SF, deck 270 SF, 3 bedrooms, 2 baths

Key facts

• 0.31 acre lot
• Garage
• Built 1979

Property features AI

Exterior

• Parking: Attached garage with 2 covered spaces; Concrete driveway; Garage door opener; Workshop in garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Single family house; One story
• Construction: Brick and Masonite exterior; Slab foundation
• Exterior features: Patio/porch (see remarks); Partial chain link fencing; Shingle roof; Cleared, level, open lot; Public maintained road

Interior

• Kitchen: Dishwasher; Range hood; Electric water heater
• Flooring: Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric cooling; Ceiling fans; Electric heating
• Interior features: Wet bar; Built-in features; Ceiling fans; Eat-in kitchen; Pantry; Storage; Walk-in closet(s); Blinds; Gas log fireplace in the living room
• Laundry & utility: Electric dryer hookup

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $222,580 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-340 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k 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: Cavanaugh Elementary School (math 57% / reading 52%, grade C, #60 of 454 statewide, top 15%, 310 students, 66% 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-school proficiency averages 53% at this address vs 37% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Fort Smith School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 97 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 333870.0% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.68% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.55%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $222,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9317 Belhaven	0.30mi	3/2.0	1,768 (-2%)	2mo	$120,000	$68	82
1300 Meadow Cir	0.48mi	3/2.0	1,850 (+3%)	2mo	$150,000	$81	71
8306 Hermitage Dr	0.31mi	3/2.0	1,641 (-9%)	2mo	$110,000	$67	70
8617 S 15th St	0.23mi	4/3.0 (+1)	1,728 (-4%)	7mo	$205,000	$119	68
8409 Vickery Ln	0.68mi	3/2.0	1,787 (-0%)	2mo	$269,800	$151	66
8916 Southridge Dr	0.35mi	3/2.0	2,017 (+12%)	2mo	$315,000	$156	62
7901 Clover Dr	0.64mi	3/2.0	1,774 (-1%)	9mo	$204,500	$115	61
908 Harvard Ave	0.59mi	3/2.0	1,689 (-6%)	4mo	$248,000	$147	60
9901 Kingsley Pl	0.71mi	3/2.0	1,858 (+4%)	4mo	$300,000	$161	57
7923 Colony Ln	0.58mi	3/2.0	1,659 (-8%)	5mo	$205,000	$124	56
8613 Southridge Dr	0.29mi	3/2.0	1,527 (-15%)	9mo	$220,000	$144	54
1810 Brooken Hill Dr	0.33mi	4/2.0 (+1)	2,016 (+12%)	11mo	$225,000	$112	50

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: -27.6%
• Equity multiple: 0.07×
• Total profit: $-57,713
• Equity at exit: $33,187

10-year hold

• IRR: -25.9%
• Equity multiple: -0.25×
• Total profit: $-78,065
• Equity at exit: $19,245

Cash invested: $62,322 (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 72908

• Active inventory: 97

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$1,167
• Tax est. 1.5%: −$278 /mo · $3,339/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-340

Break-even live

Break-even rent $1,947

Max offer price $173,350

Occupancy floor —

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: $55,645
• Closing costs: $6,677
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Mesa Dr Fort Smith, AR	3.0	2.0	1369	$1,400	$1.02	13d	1	0.46mi
1415 Willowbrook Cir Fort Smith, AR	3.0	2.0	1650	$1,299	$0.79	13d	1	0.56mi
2807 Fairway Hamlet Ct Fort Smith, AR	3.0	2.0	1319	$1,400	$1.06	21d	1	0.65mi
8516 S 35th Ter Fort Smith, AR	3.0	2.0	1294	$1,200	$0.93	21d	1	1.07mi
3406 Erin Oaks Ct Fort Smith, AR	3.0	2.0	1715	$2,000	$1.17	21d	1	1.07mi
3129 Glen Flora Way Fort Smith, AR	3.0	3.0	2296	$2,000	$0.87	21d	1	1.08mi

Listing history 4 events

1. 2026-06-19
   days on market $1 Active 3 DOM
2. 2026-06-18
   days on market $1 Active 2 DOM
3. 2026-06-17
   remarks 104-char remark
4. 2026-06-17
   listed $1 Active 1 DOM

ⓘ 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 4/10 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: $18,197
• − Mortgage interest: −$12,468
• − Property taxes: −$3,339
• − Insurance: −$1,113
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$6,475
• Taxable loss: −$8,109
• Est. tax savings @ 24.0%: +$1,946
• After-tax cash flow: $-2,136/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): 14,288
• Household income: $72,732
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 354.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 9% Asian 6% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Lithuanian 4% Italian 1%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 90% English-only · Spanish 4% Vietnamese 3% Other Asian/Pacific 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: ▼ -136.01%
• Current HPI: 202.0886
• 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

Property tax history

-10.0%/yr

Latest (2025): $208 · -34.2% YoY. Source: county tax records.