220 Cooper St Unit 6B · Hot Springs, AR 71913

$95,000

2 bd · 2.0 ba · 1,268 sqft · Condo · 61 Days on market

Built 1975 Good condition $130/mo HOA · 11% of rent ↓ 25% since listing

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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 +21.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +6.8/10.0
• Rent growth +4.1/5.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

UPDATED ground floor (NO STAIRS!) 2 bed 2 bath condo with patio and dedicated covered parking. NEW paint, SS appliances, flooring, LED lights & fans, granite counters, shower tile, faucets. Woodburning fireplace with glass doors, easy access to covered patio with extra storage. Centrally located to shopping, easy to get on bypass. Swimming pool. HOA fee covers trash, parking area, grounds, termite, exterior maintenance & exterior insurance. SEE AGENT REMARKS for showing info. * Previous buyer got transferred, had nothing to do with the property *

Key facts

• Ground floor
• Ss appliances
• Patio

Tags

• GROUND FLOOR
• PATIO
• DEDICATED COVERED PARKING
• SS APPLIANCES
• WOODBURNING FIREPLACE
• EASY ACCESS TO COVERED PATIO

Property features AI

Finance

• Financial info: Financing options include VA loan, FHA loan, conventional loan, trade/exchange, or cash
• HOA & community: Monthly association fee of $130 covering building exterior, termite contract, grounds, garbage and other items; Community amenities include swimming pool(s) and mandatory fees

Exterior

• Parking: Other parking (see remarks)
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Cable internet; Additional utilities (see remarks)
• Home design: Brick exterior
• Construction: Composition roof; Slab foundation
• Exterior features: Patio; Outside storage area; In-ground pool; Level lot with extra landscaping; Located in a subdivision; Paved road access

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling; Additional/other heating or cooling (see remarks)
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Smoke detectors; Ceiling fans; Granite slab kitchen countertops
• Laundry & utility: Laundry room; Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% 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: crime F, amenities F, commute 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.
• Zoned schools: Hot Springs Junior Academy (math 20% / reading 29%, grade F, #166 of 201 statewide, top 84%, 815 students, 100% FRL, charter); Hot Springs World Class High School (math 12% / reading 24%, grade F, #252 of 292 statewide, top 87%, 739 students, 100% FRL, charter) — zoned schools average 100% FRL vs 72% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.4%/yr); 981 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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 $657 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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.24% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.43% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,099
• Equity at exit: $14,165

10-year hold

• IRR: 11.6%
• Equity multiple: 2.08×
• Total profit: $28,628
• Equity at exit: $8,214

Cash invested: $26,600 (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 71913

• Home prices YoY: -33.9%
• Rents YoY: 6.4%
• Active inventory: 981
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$130
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $141

Break-even live

Break-even rent $996

Max offer price $95,000

Occupancy floor 83%

Sensitivity live

Price	-10% $207	-5% $174	+0% $141	+5% $109	+10% $76
Rent	-10% $49	-5% $95	+0% $141	+5% $188	+10% $234
Rate	-1.0pp $189	-0.5pp $166	base $141	+0.5pp $117	+1.0pp $92

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Sun St Hot Springs National Park, AR	3.0	1.0	1120	$1,150	$1.03	45d	1	0.61mi
1036 Garland Ave Hot Springs National Park, AR	2.0	1.0	1200	$1,150	$0.96	45d	1	0.62mi
410 Oakwood Ave Hot Springs, AR	2.0–3.0	2.0	1000	$999	$1.00	45d	6	1.09mi
951 Whittington Ave Hot Springs National Park, AR	2.0	1.0	950	$850	$0.89	45d	1	1.18mi
948 Whittington Ave Hot Springs, AR	1.0–2.0	1.0–1.5	800	$950	$1.19	25d	6	1.21mi
228 Henderson St Hot Springs National Park, AR	3.0	2.0	1585	$2,000	$1.26	45d	1	1.32mi
319 Hazel St Hot Springs National Park, AR	3.0	2.0	1743	$1,895	$1.09	45d	1	1.32mi

HOA detail condo

• Monthly dues: $130 · $1,560/yr
• Likely covers: trashlandscapingexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-13
   statusdays on market $95,000 Under Contract 61 DOM
2. 2026-06-10
   remarks 556-char remark
3. 2026-06-10
   listed $95,000 Back on Market 59 DOM

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

Taxation est. · year 1

• Rental income: $14,095
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − HOA: −$1,560
• − Depreciation: −$2,764
• Taxable income: $294
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $1,626/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This well-maintained condo is ready for move-in with recent updates and a good condition score.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and resale value
• Both Landscaping improvements — Enhances curb appeal and rental value
• Both New flooring in living areas — Enhances resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and rental value ↑
• Both New flooring in living areas — Enhances resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 47,477
• Household income: $56,010
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1442.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 8% Black 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 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: ▼ -137.67%
• Current HPI: 268.5228
• Rent YoY: ▲ 6.43%
• 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

-25.5% since first listed

14 events — show timeline

• 2026-06-09 Relisted — CARMLS
• 2026-05-27 Pending — CARMLS
• 2026-05-24 Price Changed $95,000 CARMLS
• 2026-05-18 Price Changed $100,000 CARMLS
• 2026-05-12 Price Changed $105,000 CARMLS
• 2026-05-09 Price Changed $115,000 CARMLS
• 2026-05-05 Price Changed $117,500 CARMLS
• 2026-05-01 Price Changed $99,999 CARMLS
• 2026-04-24 Price Changed $109,900 CARMLS
• 2026-04-21 Price Changed $117,500 CARMLS
• 2026-04-17 Price Changed $114,900 CARMLS
• 2026-04-12 Price Changed $115,000 CARMLS
• 2026-04-08 Price Changed $119,900 CARMLS
• 2026-03-29 Listed $127,500 CARMLS