39 Hayuco Way Way · Hot Springs Village, AR 71909

$255,000

3 bd · 3.0 ba · 1,861 sqft · SingleFamily public records · 23 Days on market

Built 1988 0.29 ac lot Est $266k · at est. $115/mo HOA · 5% 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 +14.8/30.0
• ARV discount +9.4/15.0
• DSCR +4.5/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AGENTS SEE REMARKS! This one level beauty sits on a corner lot, just minutes from West Gate Shopping, restaurants and everything else. Not only does it have living/dining, kitchen and laundry, but a huge den with fireplace for watching all the sports. Well, it doesn't end there!! Attached to the two car garage is an efficiency apartment with living/bedroom, mini kitchen/dining and full bath. Would be perfect for another family member, live in help or caregiver! Don't let this one get away!!

Key facts

• Own patio
• Huge den
• Private entrance

Tags

• CORNER LOT
• HUGE DEN
• SEPARATE EFFICIENCY APARTMENT
• PRIVATE ENTRANCE
• OWN PATIO
• UPDATED KITCHEN COUNTERS

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, or cash
• HOA & community: Monthly association fee of $115.79

Exterior

• Parking: 2-car garage
• Utilities: Municipal electric (Entergy)
• Home design: Rock and frame exterior; Level, corner lot with wooded areas; Paved road access
• Construction: Architectural shingle roof; Crawl space foundation
• Exterior features: Patio; Deck; Guest house; Swimming pools; Tennis courts; Playground; Picnic area; Marina; Golf course; Fitness/bike trail; Gated entrance

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Dishwasher
• Bedrooms: In-law quarters
• Flooring: Carpet; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump
• Interior features: Breakfast bar; Gas log fireplace with glass doors; Sheetrock walls/ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $69 ($827/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 $216k (15.1% below list).
• Recommended offer: $216k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Fountain Lake Elementary (math 55% / reading 35%, grade D-, #138 of 454 statewide, top 31%, 514 students, 54% FRL); Fountain Lake Middle School Cobra Digital Prep Academy (math 45% / reading 47%, grade D+, #53 of 201 statewide, top 28%, 429 students, 44% FRL, charter); Fountain Lake Charter High School (math 27% / reading 33%, grade F, #138 of 292 statewide, top 48%, 406 students, 32% FRL, charter) — zoned schools at 43% FRL track the district average.
• Market conditions: 770 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 34% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $8k 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 23 days — a 2% lower offer ($251k) 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.

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 $216,444 (15.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.85% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $266,123
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Hayuco Way	0.00mi	3/3.0	1,861 (0%)	7mo	$240,000	$129	94
9 Mandarina Dr	0.05mi	3/2.0	1,884 (+1%)	2mo	$240,000	$127	90
21 Campo Way	0.19mi	3/2.0	1,922 (+3%)	13mo	$380,250	$198	71
5 Caceres Cir	0.39mi	3/2.0	1,906 (+2%)	12mo	$265,000	$139	64
4 Huesca Ln	0.53mi	4/2.0 (+1)	1,826 (-2%)	4mo	$278,000	$152	60
80 Almazan Way	0.69mi	3/2.0	1,854 (-0%)	5mo	$265,000	$143	59
20 Berlanga Cir	0.75mi	3/2.0	1,816 (-2%)	0mo	$180,000	$99	57
45 Almazan Way	0.61mi	3/2.0	1,808 (-3%)	9mo	$275,000	$152	55
19 Campo Way	0.22mi	3/2.0	1,607 (-14%)	12mo	$314,000	$195	53
71 Castano Dr	0.50mi	3/2.0	1,770 (-5%)	15mo	$185,000	$105	52
23 Orense Cir	0.65mi	3/2.0	1,768 (-5%)	13mo	$250,000	$141	47
34 Huesca Way	0.59mi	3/2.0	1,590 (-15%)	13mo	$260,000	$164	33

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-36,974
• Equity at exit: $38,021

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-26,714
• Equity at exit: $22,048

Cash invested: $71,400 (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: 770
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,164 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$82 /mo · $990/yr
• Insurance: −$106
• HOA: −$115
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $69

Break-even live

Break-even rent $2,077

Max offer price $255,000

Occupancy floor 92%

Sensitivity live

Price	-10% $213	-5% $141	+0% $69	+5% $-3	+10% $-75
Rent	-10% $-102	-5% $-17	+0% $69	+5% $154	+10% $240
Rate	-1.0pp $197	-0.5pp $134	base $69	+0.5pp $3	+1.0pp $-64

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Huesca Ln Hot Springs Village, AR	4.0	3.0	1826	$2,500	$1.37	25d	1	0.51mi
6 Castellon Dr Hot Springs Village, AR	3.0	3.0	2414	$2,300	$0.95	23d	1	1.25mi
37 Sierra Dr Unit NA Hot Springs, AR	4.0	2.0	2098	$2,100	$1.00	16d	1	1.35mi
120 Emperado Way Hot Springs Village, AR	3.0	1.5	1296	$1,300	$1.00	25d	1	1.49mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 22 events

1. 2026-06-21
   days on market $255,000 Active 23 DOM
2. 2026-06-19
   days on market $255,000 Active 21 DOM
3. 2026-06-18
   days on market $255,000 Active 20 DOM
4. 2026-06-17
   days on market $255,000 Active 19 DOM
5. 2026-06-16
   days on market $255,000 Active 18 DOM
6. 2026-06-15
   days on market $255,000 Active 17 DOM
7. 2026-06-14
   days on market $255,000 Active 15 DOM
8. 2026-06-13
   days on market $255,000 Active 14 DOM
9. 2026-06-10
   days on market $255,000 Active 12 DOM
10. 2026-06-09
    days on market $255,000 Active 11 DOM
11. 2026-06-08
    days on market $255,000 Active 10 DOM
12. 2026-06-07
    statusdays on market $255,000 Active 9 DOM
13. 2026-06-03
    days on market $255,000 New Listing 5 DOM
14. 2026-06-02
    days on market $255,000 New Listing 4 DOM
15. 2026-06-01
    days on market $255,000 New Listing 3 DOM
16. 2026-05-31
    days on market $255,000 New Listing 2 DOM
17. 2026-05-29
    listed $255,000 New Listing
18. 2025-12-08
    soldstatus $240,000
19. 2025-12-04
    soldstatus $240,000 Sold 495-char remark

    Show marketing remark (495 chars)

    AGENTS SEE REMARKS! This one level beauty sits on a corner lot, just minutes from West Gate Shopping, restaurants and everything else. Not only does it have living/dining, kitchen and laundry, but a huge den with fireplace for watching all the sports. Well, it doesn't end there!! Attached to the two car garage is an efficiency apartment with living/bedroom, mini kitchen/dining and full bath. Would be perfect for another family member, live in help or caregiver! Don't let this one get away!!

20. 2025-11-11
    status Under Contract 495-char remark

    Show marketing remark (495 chars)

    AGENTS SEE REMARKS! This one level beauty sits on a corner lot, just minutes from West Gate Shopping, restaurants and everything else. Not only does it have living/dining, kitchen and laundry, but a huge den with fireplace for watching all the sports. Well, it doesn't end there!! Attached to the two car garage is an efficiency apartment with living/bedroom, mini kitchen/dining and full bath. Would be perfect for another family member, live in help or caregiver! Don't let this one get away!!

21. 2025-11-06
    listed $249,900 New Listing 495-char remark

    Show marketing remark (495 chars)

    AGENTS SEE REMARKS! This one level beauty sits on a corner lot, just minutes from West Gate Shopping, restaurants and everything else. Not only does it have living/dining, kitchen and laundry, but a huge den with fireplace for watching all the sports. Well, it doesn't end there!! Attached to the two car garage is an efficiency apartment with living/bedroom, mini kitchen/dining and full bath. Would be perfect for another family member, live in help or caregiver! Don't let this one get away!!

22. 2010-02-22
    soldstatus $139,000

ⓘ 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: $990 · $82/mo
• Projected year-2 tax: $1,632 · $136/mo
• Expected delta: +$642/yr (+$54/mo · 64.9%)

ⓘ 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 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $25,973
• − Mortgage interest: −$14,284
• − Property taxes: −$990
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,078
• − Management: −$2,078
• − HOA: −$1,380
• − Depreciation: −$7,418
• Taxable loss: −$3,530
• Est. tax savings @ 24.0%: +$847
• After-tax cash flow: $1,674/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 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

+83.5% since first listed

6 events — show timeline

• 2026-05-29 Listed $255,000 CARMLS
• 2025-12-08 Sold (Public Records) $240,000 Public Records
• 2025-12-04 Sold (MLS) $240,000 CARMLS
• 2025-11-11 Pending — CARMLS
• 2025-11-06 Listed $249,900 CARMLS
• 2010-02-22 Sold (Public Records) $139,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $990 · -1.5% YoY. Source: county tax records.