114 Missouri St · Hot Springs, AR 71901

$65,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 28 Days on market

Built 1930 3,049 sqft lot $87/sqft · 37% above area Est $47k · 37% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity with strong rental potential is this 1 bedroom, 1 bathroom home at 114 Missouri Street. Approximately 744 square feet of comfortable living space—perfect for investors, first-time buyers, or those looking to downsize. Tucked away for added privacy, the property features a fully fenced yard ideal for pets, outdoor enjoyment, or added security. With its manageable size and low-maintenance appeal, this home presents a fantastic. Don’t miss your chance to own an affordable property with versatility and value!

Key facts

• Outdoor enjoyment
• Fully fenced yard
• Added security

Tags

• FULLY FENCED YARD
• STRONG RENTAL POTENTIAL
• OUTDOOR ENJOYMENT
• ADDED SECURITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% 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.
• Hot Springs School District (urban): math 24% / reading 25% proficiency, ranked #195 of 238 in AR (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 363 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $449 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $14k; list at $65k implies a 364% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.64% ✓
• Cap rate: 14.78%
• Cash-on-cash: 30.32%
• DSCR: 2.35
• GRM: 5.1

CMA / ARV

• ARV (median comp): $47,322
• List price: $65,000
• Delta: 37.36%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Missouri St	0.00mi	1/1.0 (-1)	744 (0%)	1mo	$52,000	$70	94

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: 24.9%
• Equity multiple: 2.03×
• Total profit: $18,732
• Equity at exit: $9,692

10-year hold

• IRR: 32.7%
• Equity multiple: 3.96×
• Total profit: $53,925
• Equity at exit: $5,620

Cash invested: $18,200 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,065 high
• Mortgage (P&I): −$341
• Tax from tax record: −$14 /mo · $164/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $460

Break-even live

Break-even rent $483

Max offer price $65,000

Occupancy floor 52%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Hig Fry Rd Hot Springs National Park, AR	2.0	1.0–2.0	806	$1,400	$1.74	23d	1	0.63mi
315 Convention Blvd Hot Springs, AR	2.0	1.0	900	$950	$1.06	43d	4	1.00mi
405 Spring St Unit 2 Hot Springs, AR	1.0	1.0	750	$750	$1.00	43d	1	1.07mi
1007 Park Ave Hot Springs National Park, AR	1.0	1.0	668	$952	$1.43	43d	1	1.23mi
120 Greenway St Unit 1 Hot Springs, AR	1.0	1.0	750	$775	$1.03	43d	1	1.37mi

Listing history 5 events

1. 2026-05-12
   historical Active Under Contract 545-char remark

   Show marketing remark (545 chars)

   Investment opportunity with strong rental potential is this 1 bedroom, 1 bathroom home at 114 Missouri Street. Approximately 744 square feet of comfortable living space—perfect for investors, first-time buyers, or those looking to downsize. Tucked away for added privacy, the property features a fully fenced yard ideal for pets, outdoor enjoyment, or added security. With its manageable size and low-maintenance appeal, this home presents a fantastic. Don’t miss your chance to own an affordable property with versatility and value!

2. 2026-05-12
   status Under Contract 545-char remark

   Show marketing remark (545 chars)

   Investment opportunity with strong rental potential is this 1 bedroom, 1 bathroom home at 114 Missouri Street. Approximately 744 square feet of comfortable living space—perfect for investors, first-time buyers, or those looking to downsize. Tucked away for added privacy, the property features a fully fenced yard ideal for pets, outdoor enjoyment, or added security. With its manageable size and low-maintenance appeal, this home presents a fantastic. Don’t miss your chance to own an affordable property with versatility and value!

3. 2026-04-14
   listed $65,000 Active 545-char remark

   Show marketing remark (545 chars)

   Investment opportunity with strong rental potential is this 1 bedroom, 1 bathroom home at 114 Missouri Street. Approximately 744 square feet of comfortable living space—perfect for investors, first-time buyers, or those looking to downsize. Tucked away for added privacy, the property features a fully fenced yard ideal for pets, outdoor enjoyment, or added security. With its manageable size and low-maintenance appeal, this home presents a fantastic. Don’t miss your chance to own an affordable property with versatility and value!

4. 2026-04-14
   listed $65,000 New Listing 545-char remark

   Show marketing remark (545 chars)

   Investment opportunity with strong rental potential is this 1 bedroom, 1 bathroom home at 114 Missouri Street. Approximately 744 square feet of comfortable living space—perfect for investors, first-time buyers, or those looking to downsize. Tucked away for added privacy, the property features a fully fenced yard ideal for pets, outdoor enjoyment, or added security. With its manageable size and low-maintenance appeal, this home presents a fantastic. Don’t miss your chance to own an affordable property with versatility and value!

5. 1995-04-10
   soldstatus $14,000

ⓘ 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: $164 · $14/mo
• Projected year-2 tax: $416 · $35/mo
• Expected delta: +$252/yr (+$21/mo · 154.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $12,782
• − Mortgage interest: −$3,641
• − Property taxes: −$164
• − Insurance: −$325
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$1,891
• Taxable income: $4,716
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $4,387/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: Hot Springs School District
• NCES district ID: 0507890
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $28,817
• Composite: 19.62/100
• National rank: #8746
• State rank: #195 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

• Census place: Hot Springs, AR
• 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

+364.3% since first listed

5 events — show timeline

• 2026-05-12 Contingent — HSBOR
• 2026-05-12 Pending — CARMLS
• 2026-04-14 Listed $65,000 CARMLS
• 2026-04-14 Listed $65,000 HSBOR
• 1995-04-10 Sold (Public Records) $14,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $164 · +1.0% YoY. Source: county tax records.