355 Garden A And B St · Hot Springs, AR 71901

$184,900

4 bd · 3.0 ba · 1,956 sqft · Other public records · 339 Days on market

Built 1935 6,098 sqft lot $95/sqft · 15% below area Est $217k · 15% 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 +21.7/30.0
• ARV discount +14.2/15.0
• DSCR +6.9/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming fully renovated duplex just blocks from Hot Springs Convention Center, Bathhouse Row, and the heart of downtown. Only 2 miles to Oaklawn Casino Resort. Each unit features extensive updates including: electrical, plumbing, hot water heaters, windows, exterior doors, and mini-split HVAC systems. Modern kitchens with new cabinets, countertops, and appliances. Updated flooring throughout. Each unit has its own washer & dryer. Private rear deck for outdoor living. Active Short-Term Rental License can convey with property—rare and valuable in this high-demand area. Ideal for investors, owner-occupants, or house hackers. Turnkey and income-producing from day one. Schedule your showing today! Seller will pay $3,000 towards buyers closing costs. Agents see remarks.

Key facts

• Modern kitchens
• Extensive updates
• Private rear deck

Tags

• FULLY RENOVATED DUPLEX
• EXTENSIVE UPDATES
• MODERN KITCHENS
• PRIVATE REAR DECK
• TURNKEY AND INCOME-PRODUCING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $283 ($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 $173k (6.6% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 366 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).
• This rent runs 39% 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 $6k 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 339 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $185k implies a 1133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $162,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 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 1935 — 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: 0.93% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (median comp): $217,302
• List price: $184,900
• Delta: -14.91%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-12,007
• Equity at exit: $27,569

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $12,398
• Equity at exit: $15,987

Cash invested: $51,772 (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: 366
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $283

Break-even live

Break-even rent $1,367

Max offer price $184,900

Occupancy floor 79%

Sensitivity live

Price	-10% $388	-5% $336	+0% $283	+5% $231	+10% $-42
Rent	-10% $147	-5% $215	+0% $283	+5% $352	+10% $420
Rate	-1.0pp $377	-0.5pp $330	base $283	+0.5pp $235	+1.0pp $187

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Palmetto St Hot Springs National Park, AR	4.0	2.0	1244	$1,595	$1.28	44d	1	0.28mi
319 Hazel St Hot Springs National Park, AR	3.0	2.0	1743	$1,895	$1.09	44d	1	0.82mi

Listing history 24 events

1. 2026-06-19
   days on market $184,900 Active 339 DOM
2. 2026-06-18
   days on market $184,900 Active 338 DOM
3. 2026-06-17
   days on market $184,900 Active 337 DOM
4. 2026-06-16
   days on market $184,900 Active 336 DOM
5. 2026-06-15
   days on market $184,900 Active 335 DOM
6. 2026-06-14
   days on market $184,900 Active 333 DOM
7. 2026-06-13
   days on market $184,900 Active 332 DOM
8. 2026-06-10
   days on market $184,900 Active 330 DOM
9. 2026-06-09
   days on market $184,900 Active 329 DOM
10. 2026-06-08
    days on market $184,900 Active 328 DOM
11. 2026-06-07
    days on market $184,900 Active 327 DOM
12. 2026-06-05
    days on market $184,900 Active 324 DOM
13. 2026-06-02
    days on market $184,900 Active 322 DOM
14. 2026-06-01
    days on market $184,900 Active 321 DOM
15. 2026-05-31
    days on market $184,900 Active 320 DOM
16. 2026-05-30
    days on market $184,900 Active 319 DOM
17. 2026-03-13
    price $184,900 787-char remark

    Show marketing remark (787 chars)

    Charming fully renovated duplex just blocks from Hot Springs Convention Center, Bathhouse Row, and the heart of downtown. Only 2 miles to Oaklawn Casino Resort. Each unit features extensive updates including: electrical, plumbing, hot water heaters, windows, exterior doors, and mini-split HVAC systems. Modern kitchens with new cabinets, countertops, and appliances. Updated flooring throughout. Each unit has its own washer & dryer. Private rear deck for outdoor living. Active Short-Term Rental License can convey with property—rare and valuable in this high-demand area. Ideal for investors, owner-occupants, or house hackers. Turnkey and income-producing from day one. Schedule your showing today! Seller will pay $3,000 towards buyers closing costs. Agents see remarks.

18. 2026-02-24
    status Back on Market 787-char remark

    Show marketing remark (787 chars)

    Charming fully renovated duplex just blocks from Hot Springs Convention Center, Bathhouse Row, and the heart of downtown. Only 2 miles to Oaklawn Casino Resort. Each unit features extensive updates including: electrical, plumbing, hot water heaters, windows, exterior doors, and mini-split HVAC systems. Modern kitchens with new cabinets, countertops, and appliances. Updated flooring throughout. Each unit has its own washer & dryer. Private rear deck for outdoor living. Active Short-Term Rental License can convey with property—rare and valuable in this high-demand area. Ideal for investors, owner-occupants, or house hackers. Turnkey and income-producing from day one. Schedule your showing today! Seller will pay $3,000 towards buyers closing costs. Agents see remarks.

19. 2026-02-09
    historical Take Backups 787-char remark

    Show marketing remark (787 chars)

    Charming fully renovated duplex just blocks from Hot Springs Convention Center, Bathhouse Row, and the heart of downtown. Only 2 miles to Oaklawn Casino Resort. Each unit features extensive updates including: electrical, plumbing, hot water heaters, windows, exterior doors, and mini-split HVAC systems. Modern kitchens with new cabinets, countertops, and appliances. Updated flooring throughout. Each unit has its own washer & dryer. Private rear deck for outdoor living. Active Short-Term Rental License can convey with property—rare and valuable in this high-demand area. Ideal for investors, owner-occupants, or house hackers. Turnkey and income-producing from day one. Schedule your showing today! Seller will pay $3,000 towards buyers closing costs. Agents see remarks.

20. 2025-11-17
    status Back on Market 787-char remark

    Show marketing remark (787 chars)

    Charming fully renovated duplex just blocks from Hot Springs Convention Center, Bathhouse Row, and the heart of downtown. Only 2 miles to Oaklawn Casino Resort. Each unit features extensive updates including: electrical, plumbing, hot water heaters, windows, exterior doors, and mini-split HVAC systems. Modern kitchens with new cabinets, countertops, and appliances. Updated flooring throughout. Each unit has its own washer & dryer. Private rear deck for outdoor living. Active Short-Term Rental License can convey with property—rare and valuable in this high-demand area. Ideal for investors, owner-occupants, or house hackers. Turnkey and income-producing from day one. Schedule your showing today! Seller will pay $3,000 towards buyers closing costs. Agents see remarks.

21. 2025-10-14
    historical Take Backups 787-char remark

    Show marketing remark (787 chars)

    Charming fully renovated duplex just blocks from Hot Springs Convention Center, Bathhouse Row, and the heart of downtown. Only 2 miles to Oaklawn Casino Resort. Each unit features extensive updates including: electrical, plumbing, hot water heaters, windows, exterior doors, and mini-split HVAC systems. Modern kitchens with new cabinets, countertops, and appliances. Updated flooring throughout. Each unit has its own washer & dryer. Private rear deck for outdoor living. Active Short-Term Rental License can convey with property—rare and valuable in this high-demand area. Ideal for investors, owner-occupants, or house hackers. Turnkey and income-producing from day one. Schedule your showing today! Seller will pay $3,000 towards buyers closing costs. Agents see remarks.

22. 2025-09-30
    price $189,900 787-char remark

    Show marketing remark (787 chars)

    Charming fully renovated duplex just blocks from Hot Springs Convention Center, Bathhouse Row, and the heart of downtown. Only 2 miles to Oaklawn Casino Resort. Each unit features extensive updates including: electrical, plumbing, hot water heaters, windows, exterior doors, and mini-split HVAC systems. Modern kitchens with new cabinets, countertops, and appliances. Updated flooring throughout. Each unit has its own washer & dryer. Private rear deck for outdoor living. Active Short-Term Rental License can convey with property—rare and valuable in this high-demand area. Ideal for investors, owner-occupants, or house hackers. Turnkey and income-producing from day one. Schedule your showing today! Seller will pay $3,000 towards buyers closing costs. Agents see remarks.

23. 2025-07-15
    listed $199,900 New Listing 787-char remark

    Show marketing remark (787 chars)

    Charming fully renovated duplex just blocks from Hot Springs Convention Center, Bathhouse Row, and the heart of downtown. Only 2 miles to Oaklawn Casino Resort. Each unit features extensive updates including: electrical, plumbing, hot water heaters, windows, exterior doors, and mini-split HVAC systems. Modern kitchens with new cabinets, countertops, and appliances. Updated flooring throughout. Each unit has its own washer & dryer. Private rear deck for outdoor living. Active Short-Term Rental License can convey with property—rare and valuable in this high-demand area. Ideal for investors, owner-occupants, or house hackers. Turnkey and income-producing from day one. Schedule your showing today! Seller will pay $3,000 towards buyers closing costs. Agents see remarks.

24. 1998-05-04
    soldstatus $15,000

ⓘ 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: $403 · $34/mo
• Projected year-2 tax: $1,183 · $99/mo
• Expected delta: +$781/yr (+$65/mo · 193.8%)

ⓘ 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 · 20 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: $20,713
• − Mortgage interest: −$10,357
• − Property taxes: −$403
• − Insurance: −$924
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$5,379
• Taxable income: $336
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $3,320/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

+1132.7% since first listed

8 events — show timeline

• 2026-03-13 Price Changed $184,900 CARMLS
• 2026-02-24 Relisted — CARMLS
• 2026-02-09 Contingent — CARMLS
• 2025-11-17 Relisted — CARMLS
• 2025-10-14 Contingent — CARMLS
• 2025-09-30 Price Changed $189,900 CARMLS
• 2025-07-15 Listed $199,900 CARMLS
• 1998-05-04 Sold (Public Records) $15,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $403 · +4.9% YoY. Source: county tax records.