155 Lake Vista Cv · Rockwell, AR 71913

$299,999

4 bd · 1.0 ba · 2,112 sqft · MultiFamily public records · 10 Days on market

Built 1997 Fair condition 7,405 sqft lot ↓ 9% since listing

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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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Rent growth +4.1/5.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investment opportunity in Hot Springs! This duplex features two separate units, offering flexibility for a variety of uses. Unit A includes 2 bedrooms and 1 bathroom, while Unit B offers 3 bedrooms and 2 bathrooms. The property provides the potential for rental income, owner occupancy with an additional rental unit, or expansion of an investment portfolio. Conveniently located near shopping, dining, recreation, and other area amenities. Whether you're an experienced investor or exploring your next real estate opportunity, this property offers versatility and income-producing potential. More photos coming soon.

Key facts

• Near dining
• Two separate units
• Near recreation

Tags

• TWO SEPARATE UNITS
• POTENTIAL FOR RENTAL INCOME
• NEAR DINING
• NEAR RECREATION
• AREA AMENITIES
• INCOME PRODUCING POTENTIAL

Property features AI

Finance

• Other: Approximate lot size 0.17 acres
• Financial info: Financing options include Cash, FHA, Conventional, and VA; Investor-oriented property: 2 units (see unit counts and bathroom/bedroom breakdown)

Exterior

• Parking: Parking pads
• Utilities: Municipal electric; Public sewer; Public water
• Home design: Multifamily building (2 units)
• Construction: Composition roof; Other foundation (see remarks)
• Exterior features: Composition exterior; Other exterior features (see remarks); Paved road access; Sloped lot

Interior

• Kitchen: Kitchen equipment: other (see remarks)
• Bedrooms: One 3-bedroom unit; One 2-bedroom unit
• Flooring: Other flooring (see remarks)
• Bathrooms: Two units with 3 bathrooms; One unit with 2 bathrooms
• Heating & cooling: Central electric cooling; Central electric heating
• Interior features: Other interior features (see remarks); Other flooring (see remarks)

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/2.0ba units multifamily listed at $300k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive. Per door: $128/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (12.0% below list).
• Recommended offer: $264k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 1.4% in Rockwell — 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 68/100 on livability (#81 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D-, amenities F.
• Lake Hamilton School District (rural): math 41% / reading 43% proficiency, ranked #54 of 238 in AR (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.4%/yr); 986 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).
• At $2,640/mo this rent would consume 57% of the median local household income ($56k/yr) (locally 1442% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $264,000 (12.0% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 0.88% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 9.5

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-23,022
• Equity at exit: $44,731

10-year hold

• IRR: 5.9%
• Equity multiple: 1.50×
• Total profit: $41,967
• Equity at exit: $25,938

Cash invested: $84,000 (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: 986
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $2,640 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $256

Break-even live

Break-even rent $2,317

Max offer price $299,999

Occupancy floor 85%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,277
1× unit	3	2	$1,363
Total (2 units)			$2,640

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Shadow Peak Ln Unit B Hot Springs National Park, AR	3.0	2.5	1649	$1,700	$1.03	44d	1	1.15mi
106A Shadow Peak Ln Unit A Hot Springs National Park, AR	3.0	2.5	1666	$1,700	$1.02	44d	1	1.21mi

Listing history 9 events

1. 2026-06-19
   days on market $299,999 Active 10 DOM
2. 2026-06-18
   days on market $299,999 Active 9 DOM
3. 2026-06-17
   days on market $299,999 Active 8 DOM
4. 2026-06-16
   statusdays on market $299,999 Active 7 DOM
5. 2026-06-15
   days on market $299,999 New Listing 6 DOM
6. 2026-06-14
   days on market $299,999 New Listing 4 DOM
7. 2026-06-13
   days on market $299,999 New Listing 3 DOM
8. 2026-06-10
   remarks 617-char remark
9. 2026-06-10
   listed $299,999 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: $1,582 · $132/mo
• Projected year-2 tax: $1,920 · $160/mo
• Expected delta: +$338/yr (+$28/mo · 21.4%)

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

Taxation est. · year 1

• Rental income: $31,680
• − Mortgage interest: −$16,805
• − Property taxes: −$1,582
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,534
• − Management: −$2,534
• − Depreciation: −$8,727
• Taxable loss: −$2,002
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $3,547/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 · 1 photo

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and landscaping to improve its curb appeal and structural integrity, enhancing both resale and rental value.

Repairs flagged

• Major Exposed concrete foundation — Needs stabilization and landscaping
• Major Uneven ground — Needs leveling and landscaping

Value-add opportunities

• Both Landscaping and foundation repair — Enhances curb appeal and structural integrity
• Both Interior updates — Improves living space and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed concrete foundation · Needs stabilization and landscaping	Major	$15,000–50,000
Uneven ground · Needs leveling and landscaping	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and foundation repair — Enhances curb appeal and structural integrity ↑
• Both Interior updates — Improves living space and rental appeal ↑

ⓘ 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: Lake Hamilton School District
• NCES district ID: 0508610
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $46,223
• Composite: 35.79/100
• National rank: #4834
• State rank: #54 of 238 in AR

Livability — Rockwell

• Score: 68/100
• State rank: #81
• US rank: #9175

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Garland County · 76,414 people
• 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

-9.1% since first listed

3 events — show timeline

• 2026-05-13 Listed $299,999 CARMLS
• 2026-04-24 Price Changed $310,000 HSBOR
• 2026-04-02 Price Changed $330,000 HSBOR

Property tax history

-1.2%/yr

Latest (2025): $1,582 · -1.2% YoY. Source: county tax records.