209 Virgina St · Hot Springs, AR 71901

$99,500

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 16 Days on market

Built 1940 4,791 sqft lot Est $139k · 29% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.1/10.0
• 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

Nestled right in the heart of Hot Springs, 209 Virginia Street offers an unbeatable combination of affordability and convenience. If you’ve been looking for a budget-friendly property in a prime spot, this is your chance. While the home needs some updating to bring out its full potential, the real value lies in its exceptional location. You are just minutes away from the vibrant energy of Historic Bathhouse Row, local dining favorites, shopping, and the beautiful Hot Springs National Park. Whether you are looking to build sweat equity as a homeowner or searching for a high-potential rental or flip project in a sought-after area, this property is a blank canvas ready for your vision. P

Key facts

• Shopping
• Exceptional location
• 4,791 sq ft lot

Tags

• EXCEPTIONAL LOCATION
• LOCAL DINING FAVORITES
• SHOPPING
• HOT SPRINGS NATIONAL PARK

Property features AI

Finance

• Financial info: Annual taxes reported: $388

Exterior

• Parking: Space for 4+ cars
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Inside city limits
• Construction: Architectural shingle roof; Piers foundation
• Exterior features: Stone exterior; Level lot; Paved road access; Approximately 0.11 acre lot

Interior

• Kitchen: Microwave; Electric range; Refrigerator included
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Window units
• Interior features: Wood floors; Microwave; Electric range; Refrigerator included; Window air conditioning units

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $688 of loan paydown is wiped out by about $3k 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 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $31k; list at $100k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,007 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $139,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Trivista Left	0.25mi	2/1.0	864 (-3%)	7mo	$99,000	$115	78
114 Flag St	0.41mi	2/1.0	884 (-0%)	16mo	$20,000	$23	67
204 First	0.39mi	2/1.0	840 (-5%)	10mo	$97,500	$116	64
210 Morrison Ave	0.32mi	2/1.0	944 (+6%)	19mo	$96,000	$102	59
601 Trivista Left St	0.28mi	2/2.0	980 (+10%)	9mo	$180,000	$184	58
107 Liberty St	0.70mi	2/1.0	828 (-7%)	3mo	$145,000	$175	53
140 Fairview St	0.65mi	2/1.0	870 (-2%)	19mo	$140,000	$161	50
601 Trivista Left St	0.29mi	2/2.0	980 (+10%)	19mo	$175,000	$179	49
604 Third St	0.63mi	3/1.0 (+1)	860 (-3%)	15mo	$75,000	$87	48
110 Forest Park	0.57mi	2/1.0	1,020 (+15%)	4mo	$160,000	$157	46
126 Morrison Ave Ave	0.34mi	2/2.0	1,008 (+14%)	16mo	$198,000	$196	44
306 Henderson St	0.65mi	2/1.0	992 (+12%)	12mo	$146,000	$147	40

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,678
• Equity at exit: $14,836

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $14,977
• Equity at exit: $8,603

Cash invested: $27,860 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,100 high
• Mortgage (P&I): −$522
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $211

Break-even live

Break-even rent $833

Max offer price $99,500

Occupancy floor 76%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Selma St Hot Springs National Park, AR	2.0	1.0	832	$950	$1.14	43d	1	0.26mi
109 Alcorn St Unit A Hot Springs, AR	2.0	1.0	850	$1,295	$1.52	44d	1	0.29mi
143 Alpine St Hot Springs National Park, AR	2.0	1.0	1000	$995	$0.99	43d	1	0.70mi
410 Oakwood Ave Hot Springs, AR	2.0–3.0	2.0	1000	$999	$1.00	43d	6	0.71mi
125 Oak St Unit 1-306 Hot Springs, AR	2.0	1.0	970	$1,200	$1.24	43d	1	1.01mi
125 Oak St Unit 1-404 Hot Springs, AR	1.0	1.0	783	$1,175	$1.50	43d	1	1.01mi
125 Oak St Unit 1-307 Hot Springs, AR	2.0	1.0	1000	$1,350	$1.35	43d	1	1.01mi
627 Quapaw Ave Unit 2 Hot Springs, AR	1.0	1.0	775	$950	$1.23	43d	1	1.05mi
315 Convention Blvd Hot Springs, AR	2.0	1.0	900	$950	$1.06	43d	4	1.42mi
405 Spring St Unit 2 Hot Springs, AR	1.0	1.0	750	$750	$1.00	43d	1	1.44mi

Listing history 13 events

1. 2026-06-19
   days on market $99,500 Active 16 DOM
2. 2026-06-18
   days on market $99,500 Active 15 DOM
3. 2026-06-17
   days on market $99,500 Active 14 DOM
4. 2026-06-16
   days on market $99,500 Active 13 DOM
5. 2026-06-15
   days on market $99,500 Active 12 DOM
6. 2026-06-14
   days on market $99,500 Active 10 DOM
7. 2026-06-13
   days on market $99,500 Active 9 DOM
8. 2026-06-10
   statusdays on market $99,500 Active 7 DOM
9. 2026-06-09
   days on market $99,500 New Listing 6 DOM
10. 2026-06-08
    days on market $99,500 New Listing 5 DOM
11. 2026-06-07
    days on market $99,500 New Listing 4 DOM
12. 2026-06-05
    remarks 693-char remark
13. 2026-06-05
    listed $99,500 New Listing 1 DOM

ⓘ 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: $338 · $28/mo
• Projected year-2 tax: $637 · $53/mo
• Expected delta: +$299/yr (+$25/mo · 88.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% 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: $13,200
• − Mortgage interest: −$5,574
• − Property taxes: −$338
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,895
• Taxable income: $987
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,297/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

+221.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $99,500 CARMLS
• 2001-10-24 Sold (Public Records) $31,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $338 · +6.2% YoY. Source: county tax records.