1 Gailosa Ln · Hot Springs Village, AR 71909

$155,000

2 bd · 2.0 ba · 1,260 sqft · Townhouse public records · 156 Days on market

Built 1984 $123/sqft · at area comps Est $163k · at est. $215/mo HOA · 15% of rent

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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 +10.9/30.0
• ARV discount +9.7/15.0
• 1% rule +4.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice end unit. No popcorn ceilings and no carpet. Updated kitchen and stainless steel appliances. Refrigerator conveys with home. Entry level kitchen, large living/dinig area, half bath and deck. Lower level has 2 bedrooms and Jack n Jill bath with walk in shower. Laundry closet and lower deck. Architectural shingles are one year old. Seller Property Disclosure is not available. Home is being sold as is. Seller will not make any repairs. Agents-See Remarks

Key facts

• Half bath
• Deck
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE LIVING DINING AREA
• HALF BATH
• DECK
• JACK N JILL BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $-67 ($-802/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (10.1% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 3.6% in Hot Springs Village — 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 69/100 on livability (#76 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: schools D+, amenities F, commute F.
• Jessieville School District (rural): math 40% / reading 43% proficiency, ranked #60 of 238 in AR (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 766 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 156 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

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. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.90% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 9.3

CMA / ARV

• ARV (median comp): $162,862
• List price: $155,000
• Delta: -4.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Tomisa Ln	0.06mi	2/1.5	1,260 (0%)	3mo	$60,000	$48	93
16 Tomisa Ln	0.06mi	2/2.0	1,120 (-11%)	6mo	$150,000	$134	74
25 Tomisa Ln	0.06mi	3/2.0 (+1)	1,440 (+14%)	0mo	$163,500	$114	68
189 Cordero Ln	0.60mi	3/2.5 (+1)	1,270 (+1%)	1mo	$165,000	$130	63
190 Cordero Ln	0.60mi	3/1.5 (+1)	1,270 (+1%)	5mo	$168,000	$132	59
33 Vaqueria Ln	0.63mi	3/2.0 (+1)	1,240 (-2%)	6mo	$120,000	$97	58
13 Destino Way	0.69mi	3/2.0 (+1)	1,296 (+3%)	4mo	$63,000	$49	55
168 Cordero Ln	0.58mi	3/2.5 (+1)	1,350 (+7%)	2mo	$181,500	$134	53
4 Fresca Ln	0.65mi	2/1.5	1,145 (-9%)	3mo	$132,900	$116	50
11 Vaqueria Ln	0.73mi	3/2.0 (+1)	1,336 (+6%)	3mo	$110,000	$82	48
11 Halcon Pl	0.60mi	2/2.0	1,088 (-14%)	3mo	$115,000	$106	46
38 Lequita Pl	0.65mi	2/1.5	1,140 (-10%)	7mo	$210,000	$184	46

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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-29,294
• Equity at exit: $23,111

10-year hold

• IRR: -11.8%
• Equity multiple: 0.29×
• Total profit: $-30,666
• Equity at exit: $13,402

Cash invested: $43,400 (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 71909

• Home prices YoY: -10.9%
• Active inventory: 766
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$813
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$65
• HOA: −$215
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-67

Break-even live

Break-even rent $1,477

Max offer price $143,191

Occupancy floor 100%

Sensitivity live

Price	-10% $21	-5% $-23	+0% $-67	+5% $-111	+10% $-155
Rent	-10% $-177	-5% $-122	+0% $-67	+5% $-12	+10% $43
Rate	-1.0pp $11	-0.5pp $-27	base $-67	+0.5pp $-107	+1.0pp $-148

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Tomino Way Hot Springs Village, AR	3.0	1.5	1549	$1,350	$0.87	14d	1	0.33mi
143 La Vista Ln Hot Springs Village, AR	2.0	1.5	1028	$1,450	$1.41	24d	1	0.49mi
120 Emperado Way Hot Springs Village, AR	3.0	1.5	1296	$1,300	$1.00	24d	1	0.56mi
16 Dulzura Ln Unit 1 Hot Springs, AR	2.0	1.5	1120	$1,100	$0.98	14d	1	0.60mi
2 Dulzura Ln Hot Springs Village, AR	2.0	1.5	1120	$1,200	$1.07	45d	1	0.61mi
16 Malaga Cir Hot Springs Village, AR	2.0	2.0	1694	$1,850	$1.09	14d	1	1.33mi

HOA detail

• Monthly dues: $215 · $2,580/yr

Listing history 35 events

1. 2026-06-18
   days on market $155,000 Active 156 DOM
2. 2026-06-17
   days on market $155,000 Active 155 DOM
3. 2026-06-16
   days on market $155,000 Active 154 DOM
4. 2026-06-15
   days on market $155,000 Active 153 DOM
5. 2026-06-14
   days on market $155,000 Active 151 DOM
6. 2026-06-10
   days on market $155,000 Active 148 DOM
7. 2026-06-09
   days on market $155,000 Active 147 DOM
8. 2026-06-08
   days on market $155,000 Active 146 DOM
9. 2026-06-07
   days on market $155,000 Active 145 DOM
10. 2026-06-05
    days on market $155,000 Active 142 DOM
11. 2026-06-03
    days on market $155,000 Active 141 DOM
12. 2026-06-02
    days on market $155,000 Active 140 DOM
13. 2026-06-01
    days on market $155,000 Active 139 DOM
14. 2026-05-31
    days on market $155,000 Active 138 DOM
15. 2026-05-31
    days on market $155,000 Active 137 DOM
16. 2026-05-13
    price $155,000 465-char remark

    Show marketing remark (465 chars)

    Very nice end unit. No popcorn ceilings and no carpet. Updated kitchen and stainless steel appliances. Refrigerator conveys with home. Entry level kitchen, large living/dinig area, half bath and deck. Lower level has 2 bedrooms and Jack n Jill bath with walk in shower. Laundry closet and lower deck. Architectural shingles are one year old. Seller Property Disclosure is not available. Home is being sold as is. Seller will not make any repairs. Agents-See Remarks

17. 2026-01-13
    listed $165,900 New Listing 465-char remark

    Show marketing remark (465 chars)

    Very nice end unit. No popcorn ceilings and no carpet. Updated kitchen and stainless steel appliances. Refrigerator conveys with home. Entry level kitchen, large living/dinig area, half bath and deck. Lower level has 2 bedrooms and Jack n Jill bath with walk in shower. Laundry closet and lower deck. Architectural shingles are one year old. Seller Property Disclosure is not available. Home is being sold as is. Seller will not make any repairs. Agents-See Remarks

18. 2023-06-20
    soldstatus $155,000
19. 2023-06-15
    status Under Contract 438-char remark

    Show marketing remark (438 chars)

    Updated end unit townhome close to many Hot Springs Village Amenities including Lake Desoto, Golf course, Pickleball Courts and restaurants. This home would make a wonderful home base for you adventures in the Village as a vacation home, rental, or your own personal retreat. New flooring throughout, no carpet in sight. The kitchen and bathrooms are updated, this home is move-in ready. It has a nice wooded view from two levels of deck.

20. 2023-06-15
    soldstatus $155,000 Sold 438-char remark

    Show marketing remark (438 chars)

    Updated end unit townhome close to many Hot Springs Village Amenities including Lake Desoto, Golf course, Pickleball Courts and restaurants. This home would make a wonderful home base for you adventures in the Village as a vacation home, rental, or your own personal retreat. New flooring throughout, no carpet in sight. The kitchen and bathrooms are updated, this home is move-in ready. It has a nice wooded view from two levels of deck.

21. 2023-05-05
    historical Take Backups 438-char remark

    Show marketing remark (438 chars)

    Updated end unit townhome close to many Hot Springs Village Amenities including Lake Desoto, Golf course, Pickleball Courts and restaurants. This home would make a wonderful home base for you adventures in the Village as a vacation home, rental, or your own personal retreat. New flooring throughout, no carpet in sight. The kitchen and bathrooms are updated, this home is move-in ready. It has a nice wooded view from two levels of deck.

22. 2023-04-20
    listed $155,000 New Listing 438-char remark

    Show marketing remark (438 chars)

    Updated end unit townhome close to many Hot Springs Village Amenities including Lake Desoto, Golf course, Pickleball Courts and restaurants. This home would make a wonderful home base for you adventures in the Village as a vacation home, rental, or your own personal retreat. New flooring throughout, no carpet in sight. The kitchen and bathrooms are updated, this home is move-in ready. It has a nice wooded view from two levels of deck.

23. 2021-09-08
    soldstatus $133,750
24. 2021-09-02
    soldstatus $134,000 Sold
25. 2021-07-26
    status Under Contract
26. 2021-07-22
    listed $134,000 New Listing
27. 2017-07-06
    soldstatus $82,000
28. 2014-04-07
    soldstatus $72,000
29. 2014-04-03
    soldstatus $72,000
30. 2014-03-18
    historical
31. 2013-10-11
    listed $79,900
32. 2010-12-29
    soldstatus $43,000
33. 2005-04-22
    soldstatus $64,000
34. 2001-05-15
    soldstatus $45,000
35. 1989-11-01
    soldstatus $45,000

ⓘ 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: $896 · $75/mo
• Projected year-2 tax: $992 · $83/mo
• Expected delta: +$96/yr (+$8/mo · 10.7%)

ⓘ 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 5/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $16,712
• − Mortgage interest: −$8,682
• − Property taxes: −$896
• − Insurance: −$775
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − HOA: −$2,580
• − Depreciation: −$4,509
• Taxable loss: −$3,404
• Est. tax savings @ 24.0%: +$817
• After-tax cash flow: $15/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: Jessieville School District
• NCES district ID: 0507920
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $44,066
• Composite: 35.16/100
• National rank: #5003
• State rank: #60 of 238 in AR

Livability — Hot Springs Village

• Score: 69/100
• State rank: #76
• US rank: #8970

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hot Springs Village, AR
• County: Saline County · 77,216 people
• City population: 18,449
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 18,449
• Household income: $75,433
• Rent vs Own: 12.0% rent · 88.0% own
• Severe rent burden: 207.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 3% Serbian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 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: ▼ -24.00%
• Current HPI: 195.9499
• Rent YoY: —
• Metro: Little Rock-North Little Rock-Conway, 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

+244.4% since first listed

20 events — show timeline

• 2026-05-13 Price Changed $155,000 CARMLS
• 2026-01-13 Listed $165,900 CARMLS
• 2023-06-20 Sold (Public Records) $155,000 Public Records
• 2023-06-15 Pending — CARMLS
• 2023-06-15 Sold (MLS) $155,000 CARMLS
• 2023-05-05 Contingent — CARMLS
• 2023-04-20 Listed $155,000 CARMLS
• 2021-09-08 Sold (Public Records) $133,750 Public Records
• 2021-09-02 Sold (MLS) $134,000 CARMLS
• 2021-07-26 Pending — CARMLS
• 2021-07-22 Listed $134,000 CARMLS
• 2017-07-06 Sold (Public Records) $82,000 Public Records
• 2014-04-07 Sold (Public Records) $72,000 Public Records
• 2014-04-03 Sold (MLS) $72,000 CARMLS
• 2014-03-18 Listing Removed — CARMLS
• 2013-10-11 Listed $79,900 CARMLS
• 2010-12-29 Sold (Public Records) $43,000 Public Records
• 2005-04-22 Sold (Public Records) $64,000 Public Records
• 2001-05-15 Sold (Public Records) $45,000 Public Records
• 1989-11-01 Sold (Public Records) $45,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $896 · -1.4% YoY. Source: county tax records.