5 Minorca Way · Hot Springs Village, AR 71909

$277,000

3 bd · 2.0 ba · 2,202 sqft · SingleFamily public records · 125 Days on market

Built 1987 $126/sqft · 17% below area Est $334k · 17% under $115/mo HOA · 6% 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 +9.6/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coronado Golf Front home with approx. 2,202 sq. ft. of h/c space on a level lot. Features include an oversize 2 car garage, two decks, vaulted living area with stone fireplace, sun tubes, and a galley kitchen open to the breakfast area and living/dining combination. Three bedrooms with guest rooms on opposite ends of home for privacy. Large bonus room ideal for office or hobby use. Nice-sized primary bedroom with walk-in shower. Washer, dryer, and refrigerator convey. Roof has been replaced and the home has been well maintained. Enjoy peaceful golf-course views and a functional, comfortable layout. Family Estate sale no seller disclosure available.

Key facts

• Oversize garage
• Galley kitchen
• Vaulted living area

Tags

• OVERSIZE GARAGE
• TWO DECKS
• VAULTED LIVING AREA
• STONE FIREPLACE
• GALLEY KITCHEN
• BREAKFAST AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $277k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (28.7% below list).
• Recommended offer: $198k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.6% in Hot Springs Village — 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 69/100 on livability (#76 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Fountain Lake Elementary (math 55% / reading 35%, grade D-, #138 of 454 statewide, top 31%, 514 students, 54% FRL); Fountain Lake Middle School Cobra Digital Prep Academy (math 45% / reading 47%, grade D+, #53 of 201 statewide, top 28%, 429 students, 44% FRL, charter); Fountain Lake Charter High School (math 27% / reading 33%, grade F, #138 of 292 statewide, top 48%, 406 students, 32% FRL, charter) — zoned schools at 43% FRL track the district average.
• Market conditions: 770 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $135k; list at $277k implies a 105% 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 $197,618 (28.7% 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. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 11.7

CMA / ARV

• ARV (median comp): $333,963
• List price: $277,000
• Delta: -17.06%
• 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
4 La Viejo Ln Ln	0.33mi	3/2.5	2,092 (-5%)	8mo	$369,000	$176	68
24 San Pablo Way	0.34mi	3/2.0	2,353 (+7%)	9mo	$488,289	$208	66
20 Fabulosa Cir	0.40mi	2/2.0 (-1)	2,139 (-3%)	10mo	$190,000	$89	63
98 San Sebastian Way	0.23mi	3/2.0	1,876 (-15%)	2mo	$348,000	$186	63
54 Ferdinand Way	0.25mi	2/2.0 (-1)	1,999 (-9%)	10mo	$335,000	$168	60
7 San Pablo Ln	0.48mi	3/2.5	1,997 (-9%)	4mo	$535,000	$268	56
25 Finca Pl	0.48mi	3/2.0	1,912 (-13%)	5mo	$360,000	$188	51
29 Gandesa Way	0.74mi	3/2.0	2,046 (-7%)	3mo	$405,000	$198	51
9 Jardinero Pl	0.56mi	4/2.5 (+1)	2,100 (-5%)	11mo	$250,000	$119	50
9 Cancion Way	0.55mi	3/2.5	2,487 (+13%)	3mo	$281,000	$113	49
12 La Viejo Pl	0.41mi	2/2.0 (-1)	1,927 (-12%)	9mo	$349,000	$181	48
22 Ochavo Way	0.58mi	3/2.0	1,971 (-10%)	10mo	$324,000	$164	46

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: -21.2%
• Equity multiple: 0.27×
• Total profit: $-56,936
• Equity at exit: $41,302

10-year hold

• IRR: -14.8%
• Equity multiple: 0.16×
• Total profit: $-65,294
• Equity at exit: $23,950

Cash invested: $77,560 (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: 770
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$1,453
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$115
• HOA: −$115
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-188

Break-even live

Break-even rent $2,214

Max offer price $243,776

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-110	+0% $-188	+5% $-266	+10% $-345
Rent	-10% $-344	-5% $-266	+0% $-188	+5% $-110	+10% $-32
Rate	-1.0pp $-49	-0.5pp $-118	base $-188	+0.5pp $-260	+1.0pp $-333

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: $69,250
• Closing costs: $8,310
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81 Pintuerero Way Hot Springs Village, AR	3.0	2.0	1699	$1,700	$1.00	45d	1	0.96mi
4 Lopez Cir Hot Springs Village, AR	3.0	2.0	1949	$2,000	$1.03	16d	1	0.98mi
74 Murillo Way Hot Springs Village, AR	3.0	2.0	1732	$1,750	$1.01	16d	1	1.10mi
25 Cresta Cir Hot Springs Village, AR	3.0	2.5	2806	$2,500	$0.89	45d	1	1.23mi
20 Ciclamor Way Hot Springs Village, AR	4.0	3.0	2528	$2,000	$0.79	25d	1	1.28mi
Jubileo Way Hot Springs Village, AR	3.0	2.0	1900	$600	$0.32	16d	1	1.29mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 22 events

1. 2026-06-21
   days on market $277,000 Active 125 DOM
2. 2026-06-19
   days on market $277,000 Active 123 DOM
3. 2026-06-18
   days on market $277,000 Active 122 DOM
4. 2026-06-17
   days on market $277,000 Active 121 DOM
5. 2026-06-16
   days on market $277,000 Active 120 DOM
6. 2026-06-15
   days on market $277,000 Active 119 DOM
7. 2026-06-14
   days on market $277,000 Active 117 DOM
8. 2026-06-13
   days on market $277,000 Active 116 DOM
9. 2026-06-10
   days on market $277,000 Active 114 DOM
10. 2026-06-09
    days on market $277,000 Active 113 DOM
11. 2026-06-08
    days on market $277,000 Active 112 DOM
12. 2026-06-07
    days on market $277,000 Active 111 DOM
13. 2026-06-03
    days on market $277,000 Active 107 DOM
14. 2026-06-02
    days on market $277,000 Active 106 DOM
15. 2026-06-01
    days on market $277,000 Active 105 DOM
16. 2026-05-31
    days on market $277,000 Active 104 DOM
17. 2026-05-30
    days on market $277,000 Active 103 DOM
18. 2026-05-15
    price $277,000 656-char remark

    Show marketing remark (656 chars)

    Coronado Golf Front home with approx. 2,202 sq. ft. of h/c space on a level lot. Features include an oversize 2 car garage, two decks, vaulted living area with stone fireplace, sun tubes, and a galley kitchen open to the breakfast area and living/dining combination. Three bedrooms with guest rooms on opposite ends of home for privacy. Large bonus room ideal for office or hobby use. Nice-sized primary bedroom with walk-in shower. Washer, dryer, and refrigerator convey. Roof has been replaced and the home has been well maintained. Enjoy peaceful golf-course views and a functional, comfortable layout. Family Estate sale no seller disclosure available.

19. 2026-04-15
    status Back on Market 656-char remark

    Show marketing remark (656 chars)

    Coronado Golf Front home with approx. 2,202 sq. ft. of h/c space on a level lot. Features include an oversize 2 car garage, two decks, vaulted living area with stone fireplace, sun tubes, and a galley kitchen open to the breakfast area and living/dining combination. Three bedrooms with guest rooms on opposite ends of home for privacy. Large bonus room ideal for office or hobby use. Nice-sized primary bedroom with walk-in shower. Washer, dryer, and refrigerator convey. Roof has been replaced and the home has been well maintained. Enjoy peaceful golf-course views and a functional, comfortable layout. Family Estate sale no seller disclosure available.

20. 2026-04-07
    status Under Contract 656-char remark

    Show marketing remark (656 chars)

    Coronado Golf Front home with approx. 2,202 sq. ft. of h/c space on a level lot. Features include an oversize 2 car garage, two decks, vaulted living area with stone fireplace, sun tubes, and a galley kitchen open to the breakfast area and living/dining combination. Three bedrooms with guest rooms on opposite ends of home for privacy. Large bonus room ideal for office or hobby use. Nice-sized primary bedroom with walk-in shower. Washer, dryer, and refrigerator convey. Roof has been replaced and the home has been well maintained. Enjoy peaceful golf-course views and a functional, comfortable layout. Family Estate sale no seller disclosure available.

21. 2026-02-07
    listed $286,300 New Listing 656-char remark

    Show marketing remark (656 chars)

    Coronado Golf Front home with approx. 2,202 sq. ft. of h/c space on a level lot. Features include an oversize 2 car garage, two decks, vaulted living area with stone fireplace, sun tubes, and a galley kitchen open to the breakfast area and living/dining combination. Three bedrooms with guest rooms on opposite ends of home for privacy. Large bonus room ideal for office or hobby use. Nice-sized primary bedroom with walk-in shower. Washer, dryer, and refrigerator convey. Roof has been replaced and the home has been well maintained. Enjoy peaceful golf-course views and a functional, comfortable layout. Family Estate sale no seller disclosure available.

22. 1987-12-01
    soldstatus $135,000

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $1,773 · $148/mo
• Expected delta: +$978/yr (+$82/mo · 123.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 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 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,714
• − Mortgage interest: −$15,516
• − Property taxes: −$795
• − Insurance: −$1,385
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − HOA: −$1,380
• − Depreciation: −$8,058
• Taxable loss: −$7,214
• Est. tax savings @ 24.0%: +$1,731
• After-tax cash flow: $-525/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 (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

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 · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

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

+105.2% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $277,000 CARMLS
• 2026-04-15 Relisted — CARMLS
• 2026-04-07 Pending — CARMLS
• 2026-02-07 Listed $286,300 CARMLS
• 1987-12-01 Sold (Public Records) $135,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $795 · -11.2% YoY. Source: county tax records.