3736 Park Ave · Hot Springs, AR 71901

$145,000

3 bd · 2.0 ba · 2,040 sqft · SingleFamily public records · 128 Days on market

Built 1936 Est $275k · 47% under

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Why this score? — see what drove the C+ 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Double the opportunity! Two properties, endless possibilities! Rare offering featuring approximately 1.08 acres across two adjacent parcels on historic Park Avenue, between downtown Hot Springs and Hot Springs Village. This unique package includes a fixer-upper main house ready for renovation, plus a brand-new cabin shell next door, offering exceptional flexibility for investors, contractors, or buyers seeking multiple income opportunities. Features North Garland County water and city sewer. Gorgeous creek runs along the back, adding natural beauty and a peaceful setting that’s increasingly hard to find. Outside the city limits and with no restrictions, the potential here is wide open. Opportunities like this are hard to find, bring your vision and unlock the possibilities! Listing broker owns the subject property. Listing broker does not provide buyer or seller representation in the State of Arkansas.

Key facts

• 1.08 acres
• Historic park avenue
• City sewer

Tags

• 1.08 ACRES
• HISTORIC PARK AVENUE
• FIXER-UPPER MAIN HOUSE
• BRAND-NEW CABIN SHELL
• NORTH GARLAND COUNTY WATER
• CITY SEWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/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 $142k (1.9% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.8% in Hot Springs — 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 (#140 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.
• Fountain Lake School District (rural): math 43% / reading 40% proficiency, ranked #49 of 238 in AR (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 363 active listings in the ZIP; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).
• This rent runs 32% of the median local income ($54k/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.
• Garland 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 128 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $20k; list at $145k implies a 607% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.98% ✗
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $275,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
356 Fox Estates Trl	0.39mi	3/2.0	1,800 (-12%)	9mo	$243,000	$135	55

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-7,564
• Equity at exit: $21,620

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $13,769
• Equity at exit: $12,537

Cash invested: $40,600 (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 71901

• Home prices YoY: -3.6%
• Active inventory: 363
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $251

Break-even live

Break-even rent $1,105

Max offer price $145,000

Occupancy floor 77%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $145,000 Active 128 DOM
2. 2026-06-18
   days on market $145,000 Active 127 DOM
3. 2026-06-17
   days on market $145,000 Active 126 DOM
4. 2026-06-16
   days on market $145,000 Active 125 DOM
5. 2026-06-15
   days on market $145,000 Active 124 DOM
6. 2026-06-14
   days on market $145,000 Active 122 DOM
7. 2026-06-13
   days on market $145,000 Active 121 DOM
8. 2026-06-10
   days on market $145,000 Active 119 DOM
9. 2026-06-09
   days on market $145,000 Active 118 DOM
10. 2026-06-08
    days on market $145,000 Active 117 DOM
11. 2026-06-07
    days on market $145,000 Active 116 DOM
12. 2026-06-03
    days on market $145,000 Active 112 DOM
13. 2026-06-02
    days on market $145,000 Active 111 DOM
14. 2026-06-01
    days on market $145,000 Active 110 DOM
15. 2026-05-31
    days on market $145,000 Active 109 DOM
16. 2026-05-30
    days on market $145,000 Active 108 DOM
17. 2026-02-11
    listed $145,000 Active 921-char remark

    Show marketing remark (921 chars)

    Double the opportunity! Two properties, endless possibilities! Rare offering featuring approximately 1.08 acres across two adjacent parcels on historic Park Avenue, between downtown Hot Springs and Hot Springs Village. This unique package includes a fixer-upper main house ready for renovation, plus a brand-new cabin shell next door, offering exceptional flexibility for investors, contractors, or buyers seeking multiple income opportunities. Features North Garland County water and city sewer. Gorgeous creek runs along the back, adding natural beauty and a peaceful setting that’s increasingly hard to find. Outside the city limits and with no restrictions, the potential here is wide open. Opportunities like this are hard to find, bring your vision and unlock the possibilities! Listing broker owns the subject property. Listing broker does not provide buyer or seller representation in the State of Arkansas.

18. 2025-03-07
    price $160,000
19. 2024-12-21
    price $172,500
20. 2024-10-30
    price $185,000
21. 2019-03-18
    soldstatus $20,500
22. 2019-03-18
    listed $20,500
23. 2019-03-12
    status Under Contract
24. 2019-03-08
    soldstatus $20,500 Sold
25. 2019-02-05
    listed $16,500 New Listing
26. 1995-02-22
    soldstatus $27,000

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: +$303/yr (+$25/mo · 48.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $17,073
• − Mortgage interest: −$8,122
• − Property taxes: −$625
• − Insurance: −$725
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$4,218
• Taxable income: $651
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $2,857/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: Fountain Lake School District
• NCES district ID: 0506420
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $52,435
• Composite: 35.99/100
• National rank: #4789
• State rank: #49 of 238 in AR

Livability — Hot Springs

• Score: 65/100
• State rank: #140
• US rank: #12498

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A- User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Garland County · 76,414 people
• City population: 76,414
• Metro: Hot Springs, AR
• Population (ZIP): 28,937
• Household income: $53,514
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 961.0

Population outlook (Garland County) Hauer SSP2

• Today (2025): 100,343 people
• By 2030: 101,880 · +1.5%
• By 2040: 104,804 · +4.4%
• By 2050: 107,292 · +6.9%
• By 2075: 113,182 · +12.8%
• By 2100: 112,247 · +11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 13% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 7% Vietnamese 1%

Political lean MEDSL · Garland

• 2024 margin: Solid R (+36.2) · D 30.8% · R 67.0% · Other 2.2%
• 2008→2024 swing: -11.3pp toward R · 2008: -25.0pp · 2024: -36.2pp
• All cycles: 2024: R+36.2 2020: R+34.0 2016: R+34.1 2012: R+29.9 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.75%
• Current HPI: 317.2542
• Rent YoY: —
• Metro: Hot Springs, AR
• 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

+437.0% since first listed

10 events — show timeline

• 2026-02-11 Listed $145,000 HARMLS
• 2025-03-07 Price Changed $160,000 HSBOR
• 2024-12-21 Price Changed $172,500 HSBOR
• 2024-10-30 Price Changed $185,000 HSBOR
• 2019-03-18 Listed $20,500 HSBOR
• 2019-03-18 Sold (MLS) $20,500 HSBOR
• 2019-03-12 Pending — CARMLS
• 2019-03-08 Sold (MLS) $20,500 CARMLS
• 2019-02-05 Listed $16,500 CARMLS
• 1995-02-22 Sold (Public Records) $27,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $625 · -1.4% YoY. Source: county tax records.