601 Audubon St · Hot Springs, AR 71913

$125,000

3 bd · 1.0 ba · 1,222 sqft · SingleFamily public records · 70 Days on market

Built 1960 7,405 sqft lot $102/sqft · 13% below area Est $144k · 13% under

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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 +21.7/30.0
• ARV discount +13.3/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a corner lot in a quiet, established neighborhood, this home offers the kind of space and flexibility that’s getting harder to find—especially at this price point. And being within walking distance to HSSD? That’s a major bonus for both homeowners and long-term value. Inside, you’ll find larger-than-expected bedrooms that give you room to actually live—not just fit furniture. The layout is practical and easy to work with, featuring a dedicated laundry area (no squeezing into a closet here) and a comfortable flow that makes everyday living simple. Step outside and you’ve got even more to work with—a fenced backyard, covered patio for relaxing or entertaining, and plenty of space to make it your own. Whether that’s weekend hangouts, pets, or future upgrades, the foundation is already there. For a first-time buyer, this is a smart entry point into homeownership with room to grow. For an investor, the corner lot, location, and layout offer strong rental potential with minimal barriers to getting started. See agent remarks.

Key facts

• Covered patio
• Fenced backyard
• Corner lot

Tags

• CORNER LOT
• QUIET ESTABLISHED NEIGHBORHOOD
• WALKING DISTANCE TO HSSD
• DEDICATED LAUNDRY AREA
• FENCED BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (2.4% below list).
• Recommended offer: $118k (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: 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: Rents rising fast (+6.4%/yr); 986 active listings in the ZIP; 7 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $57k; list at $125k implies a 119% 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 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: 0.98% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (median comp): $143,675
• List price: $125,000
• Delta: -13.00%
• 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
302 Jerome St	0.18mi	3/1.0	1,193 (-2%)	5mo	$65,000	$54	83
200 Jerome St	0.26mi	3/2.0	1,273 (+4%)	0mo	$180,000	$141	77
290 Woodlawn Ave	0.31mi	2/1.0 (-1)	1,256 (+3%)	1mo	$70,000	$56	75
400 Woodlawn Ave	0.28mi	3/2.0	1,189 (-3%)	10mo	$82,000	$69	70
1616 Seventh St	0.37mi	3/1.0	1,276 (+4%)	8mo	$63,900	$50	69
409 Henderson St	0.48mi	3/1.0	1,156 (-5%)	4mo	$155,000	$134	65
514 Oaklawn St	0.47mi	2/1.0 (-1)	1,209 (-1%)	10mo	$135,000	$112	63
400 Henderson St	0.52mi	3/1.0	1,302 (+6%)	4mo	$125,000	$96	62
310 Oaklawn St	0.46mi	3/2.0	1,156 (-5%)	6mo	$78,000	$67	61
1105 Richard St	0.61mi	3/1.0	1,140 (-7%)	4mo	$127,000	$111	57
109 Hallmark St	0.47mi	3/2.0	1,309 (+7%)	7mo	$98,000	$75	56
221 Oaklawn	0.47mi	3/1.5	1,340 (+10%)	8mo	$65,000	$49	54

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 · 6.43% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-3,765
• Equity at exit: $18,638

10-year hold

• IRR: 10.1%
• Equity multiple: 1.90×
• Total profit: $31,429
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$656
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $191

Break-even live

Break-even rent $979

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $262	-5% $226	+0% $191	+5% $156	+10% $120
Rent	-10% $95	-5% $143	+0% $191	+5% $239	+10% $288
Rate	-1.0pp $254	-0.5pp $223	base $191	+0.5pp $159	+1.0pp $126

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Higdon Ferry Rd #300 Hot Springs, AR	2.0	2.0	1388	$1,250	$0.90	44d	1	0.25mi
143 Alpine St Hot Springs National Park, AR	2.0	1.0	1000	$995	$0.99	44d	1	0.40mi
410 Oakwood Ave Hot Springs, AR	2.0–3.0	2.0	1000	$1,200	$1.20	44d	6	0.61mi
210 Carl Dr Unit B6 Hot Springs National Park, AR	2.0	2.0	1350	$1,350	$1.00	44d	1	0.85mi
150 Sun St Hot Springs National Park, AR	3.0	1.0	1120	$1,150	$1.03	44d	1	1.14mi
104 Selma St Hot Springs National Park, AR	2.0	1.0	832	$950	$1.14	44d	1	1.33mi
109 Alcorn St Unit A Hot Springs, AR	2.0	1.0	850	$1,295	$1.52	45d	1	1.38mi

Listing history 28 events

1. 2026-06-19
   days on market $125,000 Active 70 DOM
2. 2026-06-18
   days on market $125,000 Active 69 DOM
3. 2026-06-17
   days on market $125,000 Active 68 DOM
4. 2026-06-16
   days on market $125,000 Active 67 DOM
5. 2026-06-15
   days on market $125,000 Active 66 DOM
6. 2026-06-14
   days on market $125,000 Active 64 DOM
7. 2026-06-13
   days on market $125,000 Active 63 DOM
8. 2026-06-10
   days on market $125,000 Active 61 DOM
9. 2026-06-09
   days on market $125,000 Active 60 DOM
10. 2026-06-08
    days on market $125,000 Active 59 DOM
11. 2026-06-07
    days on market $125,000 Active 58 DOM
12. 2026-06-05
    days on market $125,000 Active 55 DOM
13. 2026-06-02
    days on market $125,000 Active 53 DOM
14. 2026-06-01
    days on market $125,000 Active 52 DOM
15. 2026-05-31
    days on market $125,000 Active 51 DOM
16. 2026-05-30
    days on market $125,000 Active 50 DOM
17. 2026-04-10
    listed $125,000 New Listing 1094-char remark

    Show marketing remark (1094 chars)

    Situated on a corner lot in a quiet, established neighborhood, this home offers the kind of space and flexibility that’s getting harder to find—especially at this price point. And being within walking distance to HSSD? That’s a major bonus for both homeowners and long-term value. Inside, you’ll find larger-than-expected bedrooms that give you room to actually live—not just fit furniture. The layout is practical and easy to work with, featuring a dedicated laundry area (no squeezing into a closet here) and a comfortable flow that makes everyday living simple. Step outside and you’ve got even more to work with—a fenced backyard, covered patio for relaxing or entertaining, and plenty of space to make it your own. Whether that’s weekend hangouts, pets, or future upgrades, the foundation is already there. For a first-time buyer, this is a smart entry point into homeownership with room to grow. For an investor, the corner lot, location, and layout offer strong rental potential with minimal barriers to getting started. See agent remarks.

18. 2023-07-17
    soldstatus $57,000
19. 2022-11-17
    soldstatus $76,177 Sold 513-char remark

    Show marketing remark (513 chars)

    Under 100k & Walking Distance to HSSD! This corner property sits in a quaint neighborhood w lots of space to play. The house would make the perfect startup home, or just an affordable option. Home features larger bedrooms, a separate laundry area, carport parking, fenced in area in back, covered patio space & lots of potential. HVAC needs repaired but installed! Property also has some rental potential from $750 to $950/mo. , depending on improvements. Newer stove & fridge stays! Call today!

20. 2022-11-15
    soldstatus $76,177
21. 2022-11-15
    soldstatus $76,177
22. 2022-10-24
    status Under Contract 513-char remark

    Show marketing remark (513 chars)

    Under 100k & Walking Distance to HSSD! This corner property sits in a quaint neighborhood w lots of space to play. The house would make the perfect startup home, or just an affordable option. Home features larger bedrooms, a separate laundry area, carport parking, fenced in area in back, covered patio space & lots of potential. HVAC needs repaired but installed! Property also has some rental potential from $750 to $950/mo. , depending on improvements. Newer stove & fridge stays! Call today!

23. 2022-10-24
    listed $80,000

    Show marketing remark (513 chars)

    Under 100k & Walking Distance to HSSD! This corner property sits in a quaint neighborhood w lots of space to play. The house would make the perfect startup home, or just an affordable option. Home features larger bedrooms, a separate laundry area, carport parking, fenced in area in back, covered patio space & lots of potential. HVAC needs repaired but installed! Property also has some rental potential from $750 to $950/mo. , depending on improvements. Newer stove & fridge stays! Call today!

24. 2022-10-11
    price $80,000 513-char remark

    Show marketing remark (513 chars)

    Under 100k & Walking Distance to HSSD! This corner property sits in a quaint neighborhood w lots of space to play. The house would make the perfect startup home, or just an affordable option. Home features larger bedrooms, a separate laundry area, carport parking, fenced in area in back, covered patio space & lots of potential. HVAC needs repaired but installed! Property also has some rental potential from $750 to $950/mo. , depending on improvements. Newer stove & fridge stays! Call today!

25. 2022-09-13
    price $88,000 513-char remark

    Show marketing remark (513 chars)

    Under 100k & Walking Distance to HSSD! This corner property sits in a quaint neighborhood w lots of space to play. The house would make the perfect startup home, or just an affordable option. Home features larger bedrooms, a separate laundry area, carport parking, fenced in area in back, covered patio space & lots of potential. HVAC needs repaired but installed! Property also has some rental potential from $750 to $950/mo. , depending on improvements. Newer stove & fridge stays! Call today!

26. 2022-07-02
    price $89,000 513-char remark

    Show marketing remark (513 chars)

    Under 100k & Walking Distance to HSSD! This corner property sits in a quaint neighborhood w lots of space to play. The house would make the perfect startup home, or just an affordable option. Home features larger bedrooms, a separate laundry area, carport parking, fenced in area in back, covered patio space & lots of potential. HVAC needs repaired but installed! Property also has some rental potential from $750 to $950/mo. , depending on improvements. Newer stove & fridge stays! Call today!

27. 2022-06-22
    price $94,000 513-char remark

    Show marketing remark (513 chars)

    Under 100k & Walking Distance to HSSD! This corner property sits in a quaint neighborhood w lots of space to play. The house would make the perfect startup home, or just an affordable option. Home features larger bedrooms, a separate laundry area, carport parking, fenced in area in back, covered patio space & lots of potential. HVAC needs repaired but installed! Property also has some rental potential from $750 to $950/mo. , depending on improvements. Newer stove & fridge stays! Call today!

28. 2022-06-13
    listed $97,000 New Listing 513-char remark

    Show marketing remark (513 chars)

    Under 100k & Walking Distance to HSSD! This corner property sits in a quaint neighborhood w lots of space to play. The house would make the perfect startup home, or just an affordable option. Home features larger bedrooms, a separate laundry area, carport parking, fenced in area in back, covered patio space & lots of potential. HVAC needs repaired but installed! Property also has some rental potential from $750 to $950/mo. , depending on improvements. Newer stove & fridge stays! Call today!

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$13/yr (+$1/mo · 1.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 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: $14,647
• − Mortgage interest: −$7,002
• − Property taxes: −$787
• − Insurance: −$625
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$3,636
• Taxable income: $253
• Est. tax owed @ 24.0%: −$61
• After-tax cash flow: $2,232/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): 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

+28.9% since first listed

12 events — show timeline

• 2026-04-10 Listed $125,000 CARMLS
• 2023-07-17 Sold (Public Records) $57,000 Public Records
• 2022-11-17 Sold (MLS) $76,177 CARMLS
• 2022-11-15 Sold (Public Records) $76,177 Public Records
• 2022-11-15 Sold (MLS) $76,177 HSBOR
• 2022-10-24 Pending — CARMLS
• 2022-10-24 Listed $80,000 HSBOR
• 2022-10-11 Price Changed $80,000 CARMLS
• 2022-09-13 Price Changed $88,000 CARMLS
• 2022-07-02 Price Changed $89,000 CARMLS
• 2022-06-22 Price Changed $94,000 CARMLS
• 2022-06-13 Listed $97,000 CARMLS

Property tax history

+5.9%/yr

Latest (2025): $787 · -1.3% YoY. Source: county tax records.