7 Camarzana Ln · Hot Springs Village, AR 71909

$246,000

3 bd · 2.0 ba · 1,748 sqft · SingleFamily public records · 50 Days on market

Built 1986 0.30 ac lot $141/sqft · at area comps Est $236k · at est. $115/mo HOA · 5% 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).

• Cash flow +15.7/30.0
• ARV discount +5.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Quiet culdesac with acres of common property for your backyard. .. .This 3 bedroom 2 bath home is just the ticket. Floor plan offers split bedrooms. Large eat-in kitchen with island. Enjoy the screened deck and open deck. Double garage plus additional storage areas. Great room hosts native stone wood burning fireplace which opens to dining area. Perfect home to be your next address. No seller property disclosure. Hot Springs Village Property Owner Association has a new member buy-in of $2,000.00 due and collected at closing.

Key facts

• Open deck
• Large eat-in kitchen
• Screened deck

Tags

• LARGE EAT-IN KITCHEN
• SCREENED DECK
• OPEN DECK
• DINING AREA

Property features AI

Finance

• Other: Lot approximately 0.3 acre (approx. dimensions 50 x 152 + x136 + x126 +); Approximate living area reported as 1,748
• Financial info: Financing options include VA loan, conventional loan, or cash
• HOA & community: Monthly HOA fee (approx. $115.79); HOA provides private roads and entrance security; Community amenities include swimming pools, tennis courts, sauna, playground, clubhouse, party room, picnic area, marina, hot tub, golf course, fitness/bike trails and mandatory fee

Exterior

• Parking: Attached garage for 2 cars with automatic door opener (garage approx. 24 x 21)
• Security: Gated entrance; Community security
• Utilities: Public sewer; Municipal electricity (Entergy); Community water through property owners association; Cable internet available
• Home design: Rock and frame exterior; Built by Cooper Homes
• Construction: 3-tab shingle roof; Slab/crawlspace combination foundation
• Exterior features: Deck; Screened porch; Level lot; Cul-de-sac lot; Located in a subdivision; Paved road access

Interior

• Kitchen: Microwave; Surface range; Dishwasher; Disposal; Wall oven
• Bedrooms: Master bedroom about 16 x 11'6"; Bedroom 2 about 14'6" x 10'4"; Bedroom 3 about 11'6" x 11'
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump
• Interior features: Ceiling fans; Walk-in shower; Formica kitchen counters; Washer connection; Dryer connection (electric); Electric water heater; Sheetrock walls/ceilings; Wood-burning fireplace with glass doors
• Laundry & utility: Laundry room; Utility room about 7 x 7; Washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $212k (13.7% below list).
• Recommended offer: $212k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Jessieville School District (rural): math 40% / reading 43% proficiency, ranked #60 of 238 in AR (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jessieville Elementary School (math 57% / reading 42%, grade D, #93 of 454 statewide, top 23%, 368 students, 99% FRL); Jessieville Middle School (math 38% / reading 48%, grade D-, #70 of 201 statewide, top 38%, 205 students, 98% FRL); Jessieville High School (math 17% / reading 37%, grade F, #164 of 292 statewide, top 61%, 273 students, 99% FRL) — zoned schools average 99% FRL vs 70% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 770 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).
• This rent runs 34% 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 $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 50 days — a 3% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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 $118k; list at $246k implies a 108% 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 $212,201 (13.7% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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: 0.86% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (median comp): $235,513
• List price: $246,000
• Delta: 4.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Arias Way	0.34mi	3/2.0	1,714 (-2%)	6mo	$215,000	$125	76
1 Herencia Cir	0.46mi	2/2.0 (-1)	1,729 (-1%)	2mo	$179,000	$104	70
1 Galicia Ln	0.32mi	3/2.0	1,640 (-6%)	10mo	$160,000	$98	66
10 Meseta Ln	0.53mi	3/2.0	1,682 (-4%)	5mo	$230,000	$137	65
67 Zarmora Way	0.25mi	2/2.0 (-1)	1,510 (-14%)	1mo	$225,000	$149	60
33 Sierra Dr	0.75mi	3/2.0	1,706 (-2%)	2mo	$249,900	$146	60
74 Medina Way	0.61mi	3/2.0	1,896 (+8%)	2mo	$320,000	$169	56
2 Pola Ln	0.42mi	3/2.0	1,570 (-10%)	10mo	$225,000	$143	56
8 Herencia Cir	0.41mi	4/3.0 (+1)	1,935 (+11%)	2mo	$212,000	$110	53
16 Seville Ln	0.57mi	3/2.0	1,604 (-8%)	9mo	$408,200	$254	52
1 Tocina Pl	0.52mi	2/2.0 (-1)	1,532 (-12%)	1mo	$150,000	$98	49
2 Hondo Ln	0.69mi	2/2.0 (-1)	1,498 (-14%)	3mo	$80,000	$53	36

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-32,991
• Equity at exit: $36,679

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-20,017
• Equity at exit: $21,270

Cash invested: $68,880 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,122 medium
• Mortgage (P&I): −$1,290
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$102
• HOA: −$115
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $109

Break-even live

Break-even rent $1,984

Max offer price $246,000

Occupancy floor 90%

Sensitivity live

Price	-10% $248	-5% $178	+0% $109	+5% $39	+10% $-31
Rent	-10% $-59	-5% $25	+0% $109	+5% $192	+10% $276
Rate	-1.0pp $233	-0.5pp $171	base $109	+0.5pp $45	+1.0pp $-20

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: $61,500
• Closing costs: $7,380
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Sierra Dr Unit NA Hot Springs, AR	4.0	2.0	2098	$2,100	$1.00	16d	1	0.74mi
4 Huesca Ln Hot Springs Village, AR	4.0	3.0	1826	$2,500	$1.37	25d	1	1.27mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 35 events

1. 2026-06-21
   days on market $246,000 Active 50 DOM
2. 2026-06-18
   days on market $246,000 Active 47 DOM
3. 2026-06-17
   days on market $246,000 Active 46 DOM
4. 2026-06-16
   days on market $246,000 Active 45 DOM
5. 2026-06-15
   days on market $246,000 Active 44 DOM
6. 2026-06-14
   days on market $246,000 Active 42 DOM
7. 2026-06-10
   days on market $246,000 Active 39 DOM
8. 2026-06-09
   days on market $246,000 Active 38 DOM
9. 2026-06-08
   days on market $246,000 Active 37 DOM
10. 2026-06-07
    days on market $246,000 Active 36 DOM
11. 2026-06-05
    days on market $246,000 Active 33 DOM
12. 2026-06-03
    days on market $246,000 Active 32 DOM
13. 2026-06-02
    days on market $246,000 Active 31 DOM
14. 2026-06-01
    days on market $246,000 Active 30 DOM
15. 2026-05-31
    days on market $246,000 Active 29 DOM
16. 2026-05-31
    days on market $246,000 Active 28 DOM
17. 2026-05-01
    listed $246,000 New Listing 530-char remark
18. 2026-04-03
    historical
19. 2026-03-19
    historical Take Backups
20. 2026-03-06
    listed $246,000 New Listing
21. 2026-02-28
    historical
22. 2025-10-31
    listed $249,900 New Listing
23. 2025-10-27
    historical
24. 2025-08-29
    listed $262,000 New Listing
25. 2016-04-08
    soldstatus $118,000
26. 2016-04-07
    soldstatus $118,000 Sold
27. 2016-03-29
    historical
28. 2016-03-21
    historical Take Backups
29. 2015-12-29
    status Back on Market
30. 2015-12-29
    historical
31. 2015-09-28
    listed $125,900 New Listing
32. 2010-06-08
    soldstatus $144,000
33. 2010-06-01
    soldstatus $143,500
34. 2010-04-06
    historical
35. 2010-03-29
    listed $149,500

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $1,574 · $131/mo
• Expected delta: +$852/yr (+$71/mo · 118.0%)

ⓘ 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 3/10 Moderate 8% 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: $25,464
• − Mortgage interest: −$13,780
• − Property taxes: −$722
• − Insurance: −$1,230
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − HOA: −$1,380
• − Depreciation: −$7,156
• Taxable loss: −$2,878
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $1,995/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: Jessieville School District
• NCES district ID: 0507920
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $44,066
• Composite: 35.16/100
• National rank: #5003
• State rank: #60 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

+64.5% since first listed

19 events — show timeline

• 2026-05-01 Listed $246,000 CARMLS
• 2026-04-03 Listing Removed — CARMLS
• 2026-03-19 Contingent — CARMLS
• 2026-03-06 Listed $246,000 CARMLS
• 2026-02-28 Listing Removed — CARMLS
• 2025-10-31 Listed $249,900 CARMLS
• 2025-10-27 Listing Removed — CARMLS
• 2025-08-29 Listed $262,000 CARMLS
• 2016-04-08 Sold (Public Records) $118,000 Public Records
• 2016-04-07 Sold (MLS) $118,000 CARMLS
• 2016-03-29 Listing Removed — CARMLS
• 2016-03-21 Contingent — CARMLS
• 2015-12-29 Relisted — CARMLS
• 2015-12-29 Listing Removed — CARMLS
• 2015-09-28 Listed $125,900 CARMLS
• 2010-06-08 Sold (Public Records) $144,000 Public Records
• 2010-06-01 Sold (MLS) $143,500 CARMLS
• 2010-04-06 Listing Removed — CARMLS
• 2010-03-29 Listed $149,500 CARMLS

Property tax history

+5.7%/yr

Latest (2025): $722 · -1.4% YoY. Source: county tax records.