1116 S 20th St · Fort Smith, AR 72901

$150,000

3 bd · 1.0 ba · 1,522 sqft · SingleFamily public records · 30 Days on market

5,602 sqft lot Est $177k · 15% 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).

• Cash flow +14.4/30.0
• ARV discount +14.3/15.0
• DSCR +4.4/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Three-bedroom, two full bathroom home featuring a spacious front porch perfect for relaxing. When you walk in, you’re greeted by tall ceilings, abundant natural lighting, original hardwood floors, and a large dining room that flows seamlessly into the kitchen, complete with a gas stove, pantry, and plenty of workspace. Original hardwood flooring continues throughout the home, adding warmth and character. Step outside to enjoy the private backyard, offering plenty of space for entertaining, gardening, or simply unwinding. A storage building will convey with the property. Conveniently located close to shopping, schools, great restaurants, and medical facilities.

Key facts

• Natural lighting
• Large dining room
• Tall ceilings

Tags

• FRONT PORCH
• TALL CEILINGS
• NATURAL LIGHTING
• HARDWOOD FLOORS
• LARGE DINING ROOM
• GAS STOVE

Property features AI

Finance

• Other: Public maintained road

Exterior

• Parking: Gravel parking; Other parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family house; One level
• Construction: Frame construction
• Exterior features: Covered patio/porch; Deck; Front porch; Privacy wood fencing in back yard; Shingle roof; Storage building / outbuilding

Interior

• Kitchen: Dishwasher; Microwave; Range; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Simulated wood; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Built-in features; Ceiling fans; Pantry; Storage; Blinds on windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $31 ($368/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 $115k (23.6% below list).
• Recommended offer: $115k (23.6% 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: 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: Ballman Elementary School (math 37% / reading 42%, grade F, #206 of 454 statewide, top 48%, 344 students, 70% 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).
• Market conditions: Rents rising fast (+4.4%/yr); 176 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 32% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 30 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $150k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $114,595 (23.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.76% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $176,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 S 19th St	0.26mi	3/1.0	1,505 (-1%)	3mo	$135,000	$90	84
2311 S N St	0.33mi	3/1.0	1,534 (+1%)	2mo	$200,000	$130	81
315 N 18th St	0.70mi	3/2.0	1,521 (-0%)	6mo	$127,500	$84	58
2815 Dodson Ave	0.58mi	3/2.5	1,450 (-5%)	2mo	$212,000	$146	58
818 26th St	0.44mi	2/2.0 (-1)	1,612 (+6%)	4mo	$158,400	$98	57
2710 Reeder St	0.52mi	2/2.0 (-1)	1,425 (-6%)	3mo	$192,500	$135	54
2105 S R St	0.48mi	2/1.0 (-1)	1,382 (-9%)	6mo	$161,000	$116	52
2100 S N St	0.25mi	2/2.0 (-1)	1,318 (-13%)	7mo	$169,900	$129	51
606 S 18th St	0.38mi	2/1.5 (-1)	1,298 (-15%)	3mo	$40,000	$31	49
2104 S S St	0.58mi	3/2.0	1,694 (+11%)	2mo	$210,000	$124	48
1620 South 29th St	0.73mi	3/2.0	1,680 (+10%)	2mo	$148,000	$88	43
1911 S 12th St	0.67mi	2/1.0 (-1)	1,314 (-14%)	3mo	$71,000	$54	39

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 · 4.37% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-20,834
• Equity at exit: $22,365

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-9,204
• Equity at exit: $12,969

Cash invested: $42,000 (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 72901

• Rents YoY: 4.4%
• Active inventory: 176
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,146 high
• Mortgage (P&I): −$787
• Tax from tax record: −$26 /mo · $306/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $31

Break-even live

Break-even rent $1,107

Max offer price $150,000

Occupancy floor 92%

Sensitivity live

Price	-10% $116	-5% $73	+0% $31	+5% $-183	+10% $-235
Rent	-10% $-60	-5% $-15	+0% $31	+5% $76	+10% $121
Rate	-1.0pp $106	-0.5pp $69	base $31	+0.5pp $-8	+1.0pp $-48

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 S 19th St Fort Smith, AR	2.0	1.0	1286	$1,095	$0.85	5d	1	0.22mi
1307 S 17th St Fort Smith, AR	3.0	1.5	1161	$1,150	$0.99	23d	1	0.22mi
1907 S N St Fort Smith, AR	2.0	1.0	1114	$950	$0.85	23d	1	0.24mi
704 S 26th St Fort Smith, AR	2.0	2.0	1892	$1,700	$0.90	23d	1	0.45mi
2200 S 17th St Unit D Fort Smith, AR	3.0	2.0	1123	$975	$0.87	23d	1	0.75mi
2307 S 23rd St Fort Smith, AR	3.0	2.5	1356	$1,595	$1.18	23d	1	0.84mi
3101 Park Ave Fort Smith, AR	3.0	2.0	1634	$1,650	$1.01	15d	1	0.85mi
2800 Wharton Cir Unit 2323 Fort Smith, AR	2.0	2.0	1240	$925	$0.75	15d	1	1.07mi
109 N 3rd St Fort Smith, AR	1.0–2.0	1.0–2.5	1066	$1,300	$1.22	5d	2	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $150,000 Active 30 DOM
2. 2026-06-19
   days on market $150,000 Active 28 DOM
3. 2026-06-18
   days on market $150,000 Active 27 DOM
4. 2026-06-17
   days on market $150,000 Active 26 DOM
5. 2026-06-16
   days on market $150,000 Active 25 DOM
6. 2026-06-15
   days on market $150,000 Active 24 DOM
7. 2026-06-14
   days on market $150,000 Active 22 DOM
8. 2026-06-13
   days on market $150,000 Active 21 DOM
9. 2026-06-10
   days on market $150,000 Active 19 DOM
10. 2026-06-09
    days on market $150,000 Active 18 DOM
11. 2026-06-08
    days on market $150,000 Active 17 DOM
12. 2026-06-07
    days on market $150,000 Active 16 DOM
13. 2026-06-03
    days on market $150,000 Active 12 DOM
14. 2026-06-02
    days on market $150,000 Active 11 DOM
15. 2026-06-01
    days on market $150,000 Active 10 DOM
16. 2026-05-31
    days on market $150,000 Active 9 DOM
17. 2026-05-30
    days on market $150,000 Active 8 DOM
18. 2026-05-22
    listed $150,000 Active
19. 2024-07-22
    soldstatus $65,000

ⓘ 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: $306 · $26/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$654/yr (+$54/mo · 213.6%)

ⓘ 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 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: $13,751
• − Mortgage interest: −$8,402
• − Property taxes: −$306
• − Insurance: −$750
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$4,364
• Taxable loss: −$2,271
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $913/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): 19,819
• Household income: $42,851
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1117.0

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 0.60)
• Race & ethnicity: White 60% Hispanic / Latino 17% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Guatemala
• Languages at home: 83% English-only · Spanish 14% Other Asian/Pacific 1% Vietnamese 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: ▼ -173.82%
• Current HPI: 172.3777
• Rent YoY: ▲ 4.37%
• 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

+130.8% since first listed

2 events — show timeline

• 2026-05-22 Listed $150,000 WRVBOR
• 2024-07-22 Sold (Public Records) $65,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $306 · +215.2% YoY. Source: county tax records.