39 Huesca Way · Hot Springs Village, AR 71909

$219,000

2 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 18 Days on market

Built 1994 $137/sqft · at area comps Est $263k · 17% under $167/mo HOA · 12% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +6.5/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back On Market due to buyer financing. Conveniently located close to the Fitness Center and Glazy Peau gate with access to Walmart and West Gate stores. Level driveway and lot make this three bedroom home plus a sun room easy to live in. Living/Dining combo with a wood burning fireplace. Divided bedrooms give you and your guests the privacy you desire. Two car garage. Lot to right of home with storage shed conveys. Roof 2024. AGENT REMARKS

Key facts

• Level driveway
• Sun room
• Divided bedrooms

Tags

• FITNESS CENTER ACCESS
• LEVEL DRIVEWAY
• SUN ROOM
• LIVING DINING COMBO
• WOOD BURNING FIREPLACE
• DIVIDED BEDROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-372 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (30.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (35.0% below list).
• Recommended offer: $142k (35.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#76 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: schools D+, amenities F, commute F.
• Fountain Lake School District (rural): math 43% / reading 40% proficiency, ranked #49 of 238 in AR (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 766 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 18 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $125k; list at $219k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,396 (35.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.65% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.29%
• DSCR: 0.68
• GRM: 12.8

CMA / ARV

• ARV (median comp): $262,699
• List price: $219,000
• Delta: -16.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Huesca Way	0.04mi	3/2.0 (+1)	1,590 (-1%)	13mo	$260,000	$164	81
1 Jocote Way	0.29mi	3/2.0 (+1)	1,630 (+2%)	1mo	$310,000	$190	78
9 Orense Way	0.23mi	3/2.0 (+1)	1,642 (+3%)	16mo	$220,000	$134	67
23 Orense Cir	0.09mi	3/2.0 (+1)	1,768 (+10%)	12mo	$250,000	$141	63
19 Campo Way	0.48mi	3/2.0 (+1)	1,607 (+0%)	12mo	$314,000	$195	62
11 Huesca Ln	0.23mi	3/2.0 (+1)	1,496 (-6%)	16mo	$207,000	$138	60
18 Playa Pl	0.18mi	3/2.0 (+1)	1,417 (-11%)	16mo	$240,000	$169	54
121 Viscara Way	0.71mi	3/2.0 (+1)	1,680 (+5%)	3mo	$295,000	$176	51
3 Caceres Ln	0.31mi	3/2.0 (+1)	1,804 (+13%)	18mo	$285,000	$158	44
10 Cuenca Cir	0.58mi	3/2.5 (+1)	1,750 (+9%)	7mo	$375,000	$214	44
5 Casita Ln	0.73mi	3/2.0 (+1)	1,368 (-14%)	1mo	$215,000	$157	36
43 Mandarina Dr	0.57mi	3/2.5 (+1)	1,781 (+11%)	17mo	$347,000	$195	33

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: -29.0%
• Equity multiple: 0.03×
• Total profit: $-59,190
• Equity at exit: $32,654

10-year hold

• IRR: -29.0%
• Equity multiple: -0.34×
• Total profit: $-82,030
• Equity at exit: $18,935

Cash invested: $61,320 (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 71909

• Home prices YoY: -10.9%
• Active inventory: 766
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$91
• HOA: −$167
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-372

Break-even live

Break-even rent $1,895

Max offer price $153,227

Occupancy floor —

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Lindsay Ln Hot Springs Village, AR	2.0	1.5	1132	$1,300	$1.15	44d	1	1.24mi
16 Lindsay Ln Hot Springs Village, AR	2.0	1.5	1120	$1,350	$1.21	44d	1	1.26mi
28 Macotera Pl Hot Springs Village, AR	3.0	2.5	1750	$1,450	$0.83	14d	1	1.43mi

HOA detail

• Monthly dues: $167 · $2,004/yr
• Likely covers: gym

Listing history 9 events

1. 2026-05-08
   status Under Contract 443-char remark

   Show marketing remark (443 chars)

   Back On Market due to buyer financing. Conveniently located close to the Fitness Center and Glazy Peau gate with access to Walmart and West Gate stores. Level driveway and lot make this three bedroom home plus a sun room easy to live in. Living/Dining combo with a wood burning fireplace. Divided bedrooms give you and your guests the privacy you desire. Two car garage. Lot to right of home with storage shed conveys. Roof 2024. AGENT REMARKS

2. 2026-04-21
   status Back on Market 443-char remark

   Show marketing remark (443 chars)

   Back On Market due to buyer financing. Conveniently located close to the Fitness Center and Glazy Peau gate with access to Walmart and West Gate stores. Level driveway and lot make this three bedroom home plus a sun room easy to live in. Living/Dining combo with a wood burning fireplace. Divided bedrooms give you and your guests the privacy you desire. Two car garage. Lot to right of home with storage shed conveys. Roof 2024. AGENT REMARKS

3. 2026-03-27
   status Under Contract 443-char remark

   Show marketing remark (443 chars)

   Back On Market due to buyer financing. Conveniently located close to the Fitness Center and Glazy Peau gate with access to Walmart and West Gate stores. Level driveway and lot make this three bedroom home plus a sun room easy to live in. Living/Dining combo with a wood burning fireplace. Divided bedrooms give you and your guests the privacy you desire. Two car garage. Lot to right of home with storage shed conveys. Roof 2024. AGENT REMARKS

4. 2026-03-26
   listed $219,000 New Listing 443-char remark

   Show marketing remark (443 chars)

   Back On Market due to buyer financing. Conveniently located close to the Fitness Center and Glazy Peau gate with access to Walmart and West Gate stores. Level driveway and lot make this three bedroom home plus a sun room easy to live in. Living/Dining combo with a wood burning fireplace. Divided bedrooms give you and your guests the privacy you desire. Two car garage. Lot to right of home with storage shed conveys. Roof 2024. AGENT REMARKS

5. 2019-05-01
   soldstatus $125,000
6. 2019-04-30
   soldstatus $125,000 Sold 478-char remark

   Show marketing remark (478 chars)

   Very Nice home in great neighborhood. This home is in great condition and move in ready. Living/Dining room combo with a nice woodburning fireplace. The eat-in kitchen is spacious and bright with lots of storage. It has a large utility room that opens to the 2-car garage. The Master bedroom is separate and has 2 large closets. There is a large sunroom, a large deck and an outside storage building or workshop. Centrally located just a short distance from the Coronado Center.

7. 2019-03-30
   status Under Contract 478-char remark

   Show marketing remark (478 chars)

   Very Nice home in great neighborhood. This home is in great condition and move in ready. Living/Dining room combo with a nice woodburning fireplace. The eat-in kitchen is spacious and bright with lots of storage. It has a large utility room that opens to the 2-car garage. The Master bedroom is separate and has 2 large closets. There is a large sunroom, a large deck and an outside storage building or workshop. Centrally located just a short distance from the Coronado Center.

8. 2019-03-22
   listed $129,900 New Listing 478-char remark

   Show marketing remark (478 chars)

   Very Nice home in great neighborhood. This home is in great condition and move in ready. Living/Dining room combo with a nice woodburning fireplace. The eat-in kitchen is spacious and bright with lots of storage. It has a large utility room that opens to the 2-car garage. The Master bedroom is separate and has 2 large closets. There is a large sunroom, a large deck and an outside storage building or workshop. Centrally located just a short distance from the Coronado Center.

9. 1994-05-27
   soldstatus $125,000

ⓘ 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: $1,087 · $91/mo
• Projected year-2 tax: $1,402 · $117/mo
• Expected delta: +$315/yr (+$26/mo · 29.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 19 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: $17,088
• − Mortgage interest: −$12,267
• − Property taxes: −$1,087
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − HOA: −$2,004
• − Depreciation: −$6,371
• Taxable loss: −$8,470
• Est. tax savings @ 24.0%: +$2,033
• After-tax cash flow: $-2,435/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: Fountain Lake School District
• NCES district ID: 0506420
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $52,435
• Composite: 35.99/100
• National rank: #4789
• State rank: #49 of 238 in AR

Livability — Hot Springs Village

• Score: 69/100
• State rank: #76
• US rank: #8970

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hot Springs Village, AR
• County: Saline County · 77,216 people
• City population: 18,449
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 18,449
• Household income: $75,433
• Rent vs Own: 12.0% rent · 88.0% own
• Severe rent burden: 207.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 3% Serbian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 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: ▼ -24.00%
• Current HPI: 195.9499
• Rent YoY: —
• Metro: Little Rock-North Little Rock-Conway, 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

+75.2% since first listed

9 events — show timeline

• 2026-05-08 Pending — CARMLS
• 2026-04-21 Relisted — CARMLS
• 2026-03-27 Pending — CARMLS
• 2026-03-26 Listed $219,000 CARMLS
• 2019-05-01 Sold (Public Records) $125,000 Public Records
• 2019-04-30 Sold (MLS) $125,000 CARMLS
• 2019-03-30 Pending — CARMLS
• 2019-03-22 Listed $129,900 CARMLS
• 1994-05-27 Sold (Public Records) $125,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,087 · +2.7% YoY. Source: county tax records.