740 A-808 Weston Rd Rds Unit 808-A · Hot Springs, AR 71913

$125,000

1 bd · 1.0 ba · 668 sqft · Condo · 158 Days on market

Built 1963 Fair condition $187/sqft · 51% below area $207/mo HOA · 20% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.0/30.0
• Rent growth +4.1/5.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lakefront opportunity on Lake Hamilton in Hot Springs! This 1-bedroom, 1-bath condo in Beacon Manor Condominiums, offering incredible potential for investors or buyers looking to customize their own lake retreat. Being sold as-is, where-is with no repairs. Beacon Manor offers a variety of amenities including a pool, pickleball and basketball courts, two reservable common rooms, a game room, commercial laundry facility, and multiple outdoor grilling areas. The building also features an elevator, freight elevator, trash chute, and backup generator for added convenience. HOA dues are $207.50/month and cover everything except water and electric. Includes one assigned covered parking space (B22) plus guest parking. Approved for STR- 3 night minimum. POA 15 Day right of Refusal. Unit requires updates including some appliances, and compliance with updated city requirements for balcony/HVAC configuration making it a perfect value-add opportunity in a sought-after lakefront location. Don’t miss your chance to transform this space into your ideal getaway or investment property!

Key facts

• Water views
• Included boat slip
• Variety of amenities

Tags

• LAKEFRONT OPPORTUNITY
• FULL RENOVATION PROJECT
• WATER VIEWS
• INCLUDED BOAT SLIP
• VARIETY OF AMENITIES
• OUTDOOR GRILLING AREAS

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$256,615) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $81k (35.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (15.9% below list).
• Recommended offer: $81k (35.5% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 3.3% in Hot Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime F, amenities F, commute 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.
• Zoned schools: Hot Springs Junior Academy (math 20% / reading 29%, grade F, #166 of 201 statewide, top 84%, 815 students, 100% FRL, charter); Hot Springs World Class High School (math 12% / reading 24%, grade F, #252 of 292 statewide, top 87%, 739 students, 100% FRL, charter) — zoned schools average 100% FRL vs 72% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.4%/yr); 1270 active listings in the ZIP; 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.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($110k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,627 (35.5% 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 158 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
8. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
9. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
10. 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?
11. 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?
12. 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?
13. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
14. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
15. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.24%
• DSCR: 0.63
• GRM: 9.9

CMA / ARV

• ARV (median comp): $256,615
• List price: $125,000
• Delta: -51.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.43% rent growth · sell at horizon

5-year hold

• IRR: -29.8%
• Equity multiple: -0.02×
• Total profit: $-35,849
• Equity at exit: $18,638

10-year hold

• IRR: -16.9%
• Equity multiple: -0.12×
• Total profit: $-39,089
• 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 →

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Median asking: $240,000 ($359/sqft)
• Median days on market: 35 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +6.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71913

• Home prices YoY: -33.9%
• Rents YoY: 6.4%
• Active inventory: 1270
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$207
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-307

Break-even live

Break-even rent $1,440

Max offer price $80,627

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-263	+0% $-307	+5% $-350	+10% $-393
Rent	-10% $-390	-5% $-348	+0% $-307	+5% $-265	+10% $-224
Rate	-1.0pp $-244	-0.5pp $-275	base $-307	+0.5pp $-339	+1.0pp $-372

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: Cash financing available
• HOA & community: HOA fee $207.50 per month

Exterior

• Parking: 1-car parkingAdditional parking (see remarks)
• Utilities: Public sewerPublic waterElectricity: Municipal service (Entergy)
• Home design: Other exterior features (see remarks)
• Construction: Other foundation (see remarks)Other roof type (see remarks)
• Exterior features: Lake viewLake frontPaved road accessSwimming pool(s)

Interior

• Kitchen: Other kitchen equipment (see remarks)
• Flooring: CarpetOther flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating and cooling (see remarks)
• Interior features: Carpet flooringOther interior features (see remarks)

HOA detail $207/mo · $2,484/yr condo

• Likely covers: watertrashelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $125,000 Active 158 DOM
2. 2026-09-24
   days on market $125,000 Active 157 DOM
3. 2026-09-22
   days on market $125,000 Active 156 DOM
4. 2026-09-21
   days on market $125,000 Active 155 DOM
5. 2026-09-20
   days on market $125,000 Active 154 DOM
6. 2026-09-19
   days on market $125,000 Active 153 DOM
7. 2026-09-18
   days on market $125,000 Active 152 DOM
8. 2026-09-17
   days on market $125,000 Active 151 DOM
9. 2026-09-16
   days on market $125,000 Active 150 DOM
10. 2026-09-15
    days on market $125,000 Active 149 DOM
11. 2026-09-14
    days on market $125,000 Active 148 DOM
12. 2026-09-13
    days on market $125,000 Active 147 DOM
13. 2026-09-12
    days on market $125,000 Active 146 DOM
14. 2026-09-11
    days on market $125,000 Active 145 DOM
15. 2026-09-05
    days on market $125,000 Active 139 DOM
16. 2026-09-04
    days on market $125,000 Active 138 DOM
17. 2026-09-03
    days on market $125,000 Active 137 DOM
18. 2026-09-02
    days on market $125,000 Active 136 DOM
19. 2026-08-30
    days on market $125,000 Active 133 DOM
20. 2026-08-29
    days on market $125,000 Active 132 DOM
21. 2026-08-28
    days on market $125,000 Active 131 DOM
22. 2026-08-27
    days on market $125,000 Active 130 DOM
23. 2026-08-26
    days on market $125,000 Active 129 DOM
24. 2026-08-25
    days on market $125,000 Active 128 DOM
25. 2026-08-24
    days on market $125,000 Active 127 DOM
26. 2026-08-23
    days on market $125,000 Active 126 DOM
27. 2026-08-22
    days on market $125,000 Active 125 DOM
28. 2026-08-21
    days on market $125,000 Active 124 DOM
29. 2026-08-20
    days on market $125,000 Active 123 DOM
30. 2026-08-19
    days on market $125,000 Active 122 DOM
31. 2026-08-18
    days on market $125,000 Active 121 DOM
32. 2026-08-17
    days on market $125,000 Active 120 DOM
33. 2026-08-16
    days on market $125,000 Active 119 DOM
34. 2026-08-15
    days on market $125,000 Active 118 DOM
35. 2026-08-15
    days on market $125,000 Active 117 DOM
36. 2026-08-13
    days on market $125,000 Active 116 DOM
37. 2026-08-12
    days on market $125,000 Active 115 DOM
38. 2026-08-11
    days on market $125,000 Active 114 DOM
39. 2026-08-10
    days on market $125,000 Active 113 DOM
40. 2026-08-09
    days on market $125,000 Active 112 DOM
41. 2026-08-08
    days on market $125,000 Active 111 DOM
42. 2026-08-07
    days on market $125,000 Active 110 DOM
43. 2026-08-06
    days on market $125,000 Active 109 DOM
44. 2026-08-05
    days on market $125,000 Active 108 DOM
45. 2026-08-04
    days on market $125,000 Active 107 DOM
46. 2026-08-03
    days on market $125,000 Active 106 DOM
47. 2026-07-31
    days on market $125,000 Active 103 DOM
48. 2026-07-29
    days on market $125,000 Active 101 DOM
49. 2026-07-27
    days on market $125,000 Active 99 DOM
50. 2026-07-25
    days on market $125,000 Active 97 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,618
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − HOA: −$2,484
• − Depreciation: −$3,636
• Taxable loss: −$5,821
• Est. tax savings @ 24.0%: +$1,397
• After-tax cash flow: $-2,283/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 · 14 photos

Fair 45/100 Moderate rehab Est. rehab $16,700–$30,060 screening

This condo requires moderate renovations to its kitchen and bathroom, as well as flooring and painting, to significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen appliances — Outdated and worn.
• Major Bathroom fixtures — Worn and dated.
• Major Flooring — Worn and in need of replacement.
• Major Interior walls and paint — Worn and in need of fresh paint.

Value-add opportunities

• Resale Kitchen renovation — Modernizing the kitchen will attract more buyers. ↑
• Resale Bathroom renovation — Updating the bathroom will make the unit more appealing. ↑
• Both Flooring replacement — Fresh flooring will improve both resale and rental value. ↑
• Both Painting — Fresh paint will improve the overall appearance and value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Oaklawn Stem Magnet School F AR #361/454 Nat'l #31,549/41,679

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

C Composite livability gradescore 65/100

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 · 100,343 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: 8% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Cash financing available
• HOA & community: HOA fee $207.50 per month

Exterior

• Parking: 1-car parkingAdditional parking (see remarks)
• Utilities: Public sewerPublic waterElectricity: Municipal service (Entergy)
• Home design: Other exterior features (see remarks)
• Construction: Other foundation (see remarks)Other roof type (see remarks)
• Exterior features: Lake viewLake frontPaved road accessSwimming pool(s)

Interior

• Kitchen: Other kitchen equipment (see remarks)
• Flooring: CarpetOther flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating and cooling (see remarks)
• Interior features: Carpet flooringOther interior features (see remarks)

Price history

+0.0% since first listed

2 events — show timeline

• 2026-04-19 Listed $125,000 HSBOR
• 2026-04-14 Listed $125,000 CARMLS