905 Cavanaugh Rd · Fort Smith, AR 72908

$1

4 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 34 Days on market

Built 1964 Fair condition 0.41 ac lot ↓ 6% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming older home with lots of space, 4 bedrooms, living room plus kitchen open to large family room with fireplace. Hardwoods under carpet in most rooms. Carport plus detached 2 car garage/workshop in back yard. Large, private backyard.

Key facts

• Metal roof
• Hvac system
• Open kitchen

Tags

• OPEN KITCHEN
• COZY GAS LOG FIREPLACE
• DETACHED SHOP BUILDING
• METAL ROOF
• ENERGY EFFICIENT VINYL WINDOWS
• HVAC SYSTEM

Property features AI

Exterior

• Parking: Attached carport; 1 covered parking space; Concrete parking surface
• Utilities: Public water; Electricity available; Natural gas available; Water available
• Home design: Single-family residence; One story; House
• Construction: Brick and Masonite exterior; Metal roof
• Exterior features: Covered patio/porch; Back yard fencing; Cleared lot; Paved road access; Public maintained road; Outbuilding; Workshop

Interior

• Kitchen: Oven
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fans; Eat-in kitchen; Gas log fireplace (1)
• Laundry & utility: Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $1. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 1401473.8% 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: Cavanaugh Elementary School (math 57% / reading 52%, grade C, #60 of 454 statewide, top 15%, 310 students, 66% 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 60% FRL track the district average.
• Market conditions: 97 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $0 of loan paydown is wiped out by about $0 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $1

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 147835.00% ✓
• Cap rate: 1401473.80%
• Cash-on-cash: 5005241.10%
• DSCR: 222706.06
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $230,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7501 Martin Dr	0.13mi	3/2.0 (-1)	1,527 (-3%)	12mo	$195,000	$128	74
615 Windbrook Ct	0.46mi	3/2.0 (-1)	1,547 (-1%)	6mo	$229,500	$148	67
8104 Avignon Ln	0.44mi	3/2.0 (-1)	1,629 (+4%)	7mo	$225,000	$138	62
501 Janet Ln	0.57mi	4/2.0	1,660 (+6%)	3mo	$254,900	$154	61
413 Chateau Dr	0.33mi	3/2.0 (-1)	1,411 (-10%)	11mo	$210,000	$149	54
8210 Avignon Ln	0.50mi	3/2.0 (-1)	1,462 (-7%)	9mo	$214,900	$147	53
908 Harvard Ave	0.58mi	3/2.0 (-1)	1,689 (+8%)	4mo	$248,000	$147	52
503 Janet Ln	0.55mi	3/2.0 (-1)	1,744 (+11%)	4mo	$250,000	$143	48
8409 Vickery Ln	0.50mi	3/2.0 (-1)	1,787 (+14%)	2mo	$269,800	$151	47
6820 S 7th St	0.46mi	4/2.0	1,793 (+14%)	10mo	$176,000	$98	47
7901 Clover Dr	0.50mi	3/2.0 (-1)	1,774 (+13%)	9mo	$204,500	$115	42
1401 Meadow Cir	0.58mi	3/2.0 (-1)	1,790 (+14%)	11mo	$235,000	$131	35

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: —
• Equity multiple: 265735.47×
• Total profit: $74,406
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 573795.30×
• Total profit: $160,662
• Equity at exit: $0

Cash invested: $0 (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: $1,478 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $1,168

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $1,168	-5% $1,168	+0% $1,168	+5% $1,168	+10% $1,168
Rent	-10% $1,051	-5% $1,109	+0% $1,168	+5% $1,226	+10% $1,285
Rate	-1.0pp $1,168	-0.5pp $1,168	base $1,168	+0.5pp $1,168	+1.0pp $1,168

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Hillside Dr Fort Smith, AR	3.0	1.5	1168	$1,400	$1.20	22d	1	0.37mi
1206 Mesa Dr Fort Smith, AR	3.0	2.0	1369	$1,400	$1.02	15d	1	0.63mi
1439 Brazil Ave Fort Smith, AR	3.0	2.0	1050	$900	$0.86	22d	1	1.10mi
1415 Willowbrook Cir Fort Smith, AR	3.0	2.0	1650	$1,299	$0.79	15d	1	1.39mi

Listing history 17 events

1. 2026-06-15
   status $1 Pending 34 DOM
2. 2026-06-15
   days on market $1 Active 34 DOM
3. 2026-06-14
   days on market $1 Active 32 DOM
4. 2026-06-13
   days on market $1 Active 31 DOM
5. 2026-06-10
   days on market $1 Active 29 DOM
6. 2026-06-09
   days on market $1 Active 28 DOM
7. 2026-06-08
   days on market $1 Active 27 DOM
8. 2026-06-07
   days on market $1 Active 26 DOM
9. 2026-06-03
   days on market $1 Active 22 DOM
10. 2026-06-02
    days on market $1 Active 21 DOM
11. 2026-06-01
    days on market $1 Active 20 DOM
12. 2026-05-31
    days on market $1 Active 19 DOM
13. 2026-05-30
    days on market $1 Active 18 DOM
14. 2026-05-11
    listed $1 Active
15. 2014-08-28
    soldstatus $80,000
16. 2014-08-27
    soldstatus $80,000 239-char remark

    Show marketing remark (239 chars)

    Charming older home with lots of space, 4 bedrooms, living room plus kitchen open to large family room with fireplace. Hardwoods under carpet in most rooms. Carport plus detached 2 car garage/workshop in back yard. Large, private backyard.

17. 2014-06-06
    listed $85,000 239-char remark

    Show marketing remark (239 chars)

    Charming older home with lots of space, 4 bedrooms, living room plus kitchen open to large family room with fireplace. Hardwoods under carpet in most rooms. Carport plus detached 2 car garage/workshop in back yard. Large, private backyard.

ⓘ 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: $17,740
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$0
• Taxable income: $14,902
• Est. tax owed @ 24.0%: −$3,576
• After-tax cash flow: $10,438/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, including updating the kitchen and bathrooms, painting interior walls, and trimming the landscaping. It has a good HVAC system and a metal roof, but the overall condition is fair with some minor repairs needed.

Repairs flagged

• Minor kitchen cabinets — Cabinets appear slightly worn
• Minor bathroom fixtures — Fixtures need updating
• Major landscaping — Overgrown vegetation needs trimming

Value-add opportunities

• Both paint interior walls — Fresh paint can improve both resale and rental value
• Both update kitchen cabinets — New cabinets can significantly boost appeal
• Both update bathroom fixtures — Modern fixtures can enhance both resale and rental appeal
• Both trim landscaping — Well-maintained landscaping improves curb appeal and can attract more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Cabinets appear slightly worn	Minor	$500–3,000
bathroom fixtures · Fixtures need updating	Minor	$500–3,000
landscaping · Overgrown vegetation needs trimming	Major	$15,000–50,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Both paint interior walls — Fresh paint can improve both resale and rental value ↑
• Both update kitchen cabinets — New cabinets can significantly boost appeal ↑
• Both update bathroom fixtures — Modern fixtures can enhance both resale and rental appeal ↑
• Both trim landscaping — Well-maintained landscaping improves curb appeal and can attract more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

Price history

-5.9% since first listed

4 events — show timeline

• 2026-05-11 Listed $1 WRVBOR
• 2014-08-28 Sold (Public Records) $80,000 Public Records
• 2014-08-27 Sold (MLS) $80,000 WRVBOR
• 2014-06-06 Listed $85,000 WRVBOR

Property tax history

+0.9%/yr

Latest (2025): $523 · -9.8% YoY. Source: county tax records.