308 Laser St · Hot Springs, AR 71901

$65,000

None bd · 2.0 ba · 690 sqft · MultiFamily public records · 72 Days on market

Built 1930 $94/sqft · 32% below area Est $95k · 32% under ↓ 13% since listing

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Unlock incredible equity with this high-potential project where the heavy lifting on the exterior is already done! This property is comprised of two lots. The existing structure makes a striking first impression with fresh siding, crisp white trim, and brand-new energy-efficient windows, all capped with a durable metal roof. Inside, you’ll find a complete blank canvas—stripped to the studs saving you weeks of demo and prep time. The extra-wide corner lot is a true standout, offering a sprawling, lush green lawn with prime frontage on both Laser and Virginia streets, providing the perfect footprint to expand the existing home or build an entirely separate income-producing structure. Located just a stone's throw from Central Avenue, you are perfectly positioned near the heartbeat of Hot Springs, including Oaklawn Racetrack & Casino, the ballfields at Majestic Park, Hollywood Park, and the Hot Springs Bark Park. This property offers the location and the "empty shell" flexibility to bring your vision to life.

Key facts

• Two lots
• Fresh siding
• Lush green lawn

Tags

• TWO LOTS
• FRESH SIDING
• ENERGY EFFICIENT WINDOWS
• METAL ROOF
• EXTRA WIDE CORNER LOT
• LUSH GREEN LAWN

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath multifamily listed at $65k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/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: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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; 2 comparable units currently listed for rent nearby; 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.54% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.48%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $95,094
• List price: $65,000
• Delta: -31.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.3%
• Equity multiple: 1.62×
• Total profit: $11,193
• Equity at exit: $9,692

10-year hold

• IRR: 24.0%
• Equity multiple: 3.07×
• Total profit: $37,764
• 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: 5.4×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $341

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 61%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Convention Blvd Hot Springs, AR	2.0	1.0	900	$950	$1.06	43d	4	1.34mi
405 Spring St Unit 2 Hot Springs, AR	1.0	1.0	750	$750	$1.00	43d	1	1.36mi

Listing history 18 events

1. 2026-06-19
   days on market $65,000 Active 72 DOM
2. 2026-06-18
   days on market $65,000 Active 71 DOM
3. 2026-06-17
   days on market $65,000 Active 70 DOM
4. 2026-06-16
   days on market $65,000 Active 69 DOM
5. 2026-06-15
   days on market $65,000 Active 68 DOM
6. 2026-06-14
   days on market $65,000 Active 66 DOM
7. 2026-06-13
   days on market $65,000 Active 65 DOM
8. 2026-06-10
   days on market $65,000 Active 63 DOM
9. 2026-06-09
   days on market $65,000 Active 62 DOM
10. 2026-06-08
    days on market $65,000 Active 61 DOM
11. 2026-06-07
    days on market $65,000 Active 60 DOM
12. 2026-06-05
    days on market $65,000 Active 57 DOM
13. 2026-06-02
    days on market $65,000 Active 55 DOM
14. 2026-06-01
    days on market $65,000 Active 54 DOM
15. 2026-05-31
    days on market $65,000 Active 53 DOM
16. 2026-05-30
    days on market $65,000 Active 52 DOM
17. 2026-04-08
    listed $65,000 Active 1048-char remark

    Show marketing remark (1048 chars)

    Unlock incredible equity with this high-potential project where the heavy lifting on the exterior is already done! This property is comprised of two lots. The existing structure makes a striking first impression with fresh siding, crisp white trim, and brand-new energy-efficient windows, all capped with a durable metal roof. Inside, you’ll find a complete blank canvas—stripped to the studs saving you weeks of demo and prep time. The extra-wide corner lot is a true standout, offering a sprawling, lush green lawn with prime frontage on both Laser and Virginia streets, providing the perfect footprint to expand the existing home or build an entirely separate income-producing structure. Located just a stone's throw from Central Avenue, you are perfectly positioned near the heartbeat of Hot Springs, including Oaklawn Racetrack & Casino, the ballfields at Majestic Park, Hollywood Park, and the Hot Springs Bark Park. This property offers the location and the "empty shell" flexibility to bring your vision to life.

18. 2016-11-18
    soldstatus $75,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $12,001
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,891
• Taxable income: $3,249
• Est. tax owed @ 24.0%: −$780
• After-tax cash flow: $3,311/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

-13.3% since first listed

2 events — show timeline

• 2026-04-08 Listed $65,000 HSBOR
• 2016-11-18 Sold (Public Records) $75,000 Public Records

Property tax history

-12.7%/yr

Latest (2025): $100 · -1.3% YoY. Source: county tax records.