114 Rockaway Pt · Hot Springs, AR 71913

$220,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 30 Days on market

Built 1978 Est $233k · 6% under

---

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 +21.9/30.0
• ARV discount +10.1/15.0
• DSCR +7.0/10.0
• 1% rule +4.9/10.0
• Rent growth +4.1/5.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy nature at its’ best in this one story frame traditional style home nestled on a private wooded lot within the beautiful gated community of Diamondhead. Home features 3 bedrooms, 2 full bathrooms, central heat, central air, attached one car garage, fireplace, deck and covered front porch. 1836 (approximately) square feet of gross living area above grade.

Key facts

• 1 acre
• New lvp flooring
• Replaced front porch

Tags

• 1 ACRE
• NEW HEAT AC SYSTEM
• NEW LVP FLOORING
• RECENTLY RENOVATED BATHROOMS
• REPLACED FRONT PORCH
• REPLACED SIDE PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/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 $218k (0.8% below list).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Lakeside School District (urban): math 47% / reading 45% proficiency, ranked #28 of 238 in AR (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.4%/yr); 986 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).
• At $2,182/mo this rent would consume 47% of the median local household income ($56k/yr) (locally 1442% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Garland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $73k; list at $220k implies a 201% 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 $216,700 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.99% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $233,280
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Concord Dr	0.31mi	3/2.0	1,328 (+2%)	10mo	$190,000	$143	73
321 Diamondhead Dr	0.56mi	2/2.0 (-1)	1,247 (-4%)	22mo	$229,500	$184	44
100 St Andrews	0.74mi	3/2.0	1,448 (+12%)	3mo	$260,000	$180	44
111 Apollo Ct	0.72mi	3/2.0	1,436 (+11%)	20mo	$182,500	$127	32

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 · 6.43% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-5,833
• Equity at exit: $32,803

10-year hold

• IRR: 10.5%
• Equity multiple: 1.93×
• Total profit: $57,434
• Equity at exit: $19,022

Cash invested: $61,600 (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 71913

• Home prices YoY: -33.9%
• Rents YoY: 6.4%
• Active inventory: 986
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,182 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $347

Break-even live

Break-even rent $1,743

Max offer price $220,000

Occupancy floor 79%

Sensitivity live

Price	-10% $471	-5% $409	+0% $347	+5% $284	+10% $222
Rent	-10% $174	-5% $261	+0% $347	+5% $433	+10% $519
Rate	-1.0pp $457	-0.5pp $403	base $347	+0.5pp $290	+1.0pp $232

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
167 Pebble Beach Pl Unit 1B Hot Springs National Park, AR	3.0	2.5	1550	$3,000	$1.94	44d	1	1.08mi
167 Pebble Beach Pl Unit 1C Hot Springs National Park, AR	3.0	2.5	1550	$3,000	$1.94	44d	1	1.08mi
105 Parkshores Rd Hot Springs National Park, AR	2.0	2.0	931	$1,300	$1.40	14d	1	1.30mi

Listing history 28 events

1. 2026-06-19
   days on market $220,000 Active 30 DOM
2. 2026-06-18
   days on market $220,000 Active 29 DOM
3. 2026-06-17
   days on market $220,000 Active 28 DOM
4. 2026-06-16
   days on market $220,000 Active 27 DOM
5. 2026-06-15
   days on market $220,000 Active 26 DOM
6. 2026-06-14
   days on market $220,000 Active 24 DOM
7. 2026-06-13
   days on market $220,000 Active 23 DOM
8. 2026-06-10
   days on market $220,000 Active 21 DOM
9. 2026-06-09
   days on market $220,000 Active 20 DOM
10. 2026-06-08
    days on market $220,000 Active 19 DOM
11. 2026-06-07
    days on market $220,000 Active 18 DOM
12. 2026-06-05
    days on market $220,000 Active 15 DOM
13. 2026-06-03
    days on market $220,000 Active 14 DOM
14. 2026-06-02
    days on market $220,000 Active 13 DOM
15. 2026-06-01
    days on market $220,000 Active 12 DOM
16. 2026-05-31
    days on market $220,000 Active 11 DOM
17. 2026-05-30
    days on market $220,000 Active 10 DOM
18. 2026-05-21
    listed $220,000 Active
19. 2023-07-18
    soldstatus $73,000
20. 2023-07-11
    soldstatus $73,000
21. 2023-06-13
    listed $75,000
22. 2014-11-03
    soldstatus $54,000 367-char remark

    Show marketing remark (367 chars)

    Enjoy nature at its’ best in this one story frame traditional style home nestled on a private wooded lot within the beautiful gated community of Diamondhead. Home features 3 bedrooms, 2 full bathrooms, central heat, central air, attached one car garage, fireplace, deck and covered front porch. 1836 (approximately) square feet of gross living area above grade.

23. 2014-10-02
    historical 367-char remark

    Show marketing remark (367 chars)

    Enjoy nature at its’ best in this one story frame traditional style home nestled on a private wooded lot within the beautiful gated community of Diamondhead. Home features 3 bedrooms, 2 full bathrooms, central heat, central air, attached one car garage, fireplace, deck and covered front porch. 1836 (approximately) square feet of gross living area above grade.

24. 2014-05-28
    listed $69,577 367-char remark

    Show marketing remark (367 chars)

    Enjoy nature at its’ best in this one story frame traditional style home nestled on a private wooded lot within the beautiful gated community of Diamondhead. Home features 3 bedrooms, 2 full bathrooms, central heat, central air, attached one car garage, fireplace, deck and covered front porch. 1836 (approximately) square feet of gross living area above grade.

25. 2014-02-26
    historical
26. 2013-08-25
    listed $113,000
27. 2010-08-31
    soldstatus $110,000
28. 1993-12-21
    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: $1,582 · $132/mo
• Projected year-2 tax: $1,582 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,185
• − Mortgage interest: −$12,323
• − Property taxes: −$1,582
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − Depreciation: −$6,400
• Taxable income: $591
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $4,019/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: Lakeside School District
• NCES district ID: 0508670
• Math proficiency: 47% ▼ -16.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $52,849
• Composite: 39.76/100
• National rank: #3884
• State rank: #28 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): 47,477
• Household income: $56,010
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1442.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 8% Black 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 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: ▼ -137.67%
• Current HPI: 268.5228
• Rent YoY: ▲ 6.43%
• 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

+238.5% since first listed

11 events — show timeline

• 2026-05-21 Listed $220,000 FSBO.com
• 2023-07-18 Sold (MLS) $73,000 HSBOR
• 2023-07-11 Sold (Public Records) $73,000 Public Records
• 2023-06-13 Listed $75,000 HSBOR
• 2014-11-03 Sold (MLS) $54,000 CARMLS
• 2014-10-02 Listing Removed — CARMLS
• 2014-05-28 Listed $69,577 CARMLS
• 2014-02-26 Listing Removed — CARMLS
• 2013-08-25 Listed $113,000 CARMLS
• 2010-08-31 Sold (Public Records) $110,000 Public Records
• 1993-12-21 Sold (Public Records) $65,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $1,582 · -2.4% YoY. Source: county tax records.