303 Bower St · Hot Springs, AR 70901

$80,000

3 bd · 1.0 ba · 1,089 sqft · SingleFamily public records · 695 Days on market

Built 1920 8,712 sqft lot $73/sqft · 41% below area Est $137k · 41% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Ready to make your mark on a property? Here is a blank slate home waiting on the right person to finish it up. New wiring, plumbing and HVAC. Home is ready for insulation, floors and walls on this 3/1 floorpan. You can turn this into a cozy home for yourself and family OR it is priced to make a great rental property for the investors looking to expand their portfolio.

Key facts

• New wiring
• Blank slate home
• plumbing and hvac

Tags

• NEW WIRING
• PLUMBING AND HVAC
• BLANK SLATE HOME
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: 1 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 695 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $42k; list at $80k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 695 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.54% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.48%
• DSCR: 2.13
• GRM: 5.4

CMA / ARV

• ARV (median comp): $136,510
• List price: $80,000
• Delta: -41.40%
• 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
116 Harrell	0.27mi	3/1.0	1,102 (+1%)	8mo	$152,500	$138	79
205 Reid St	0.29mi	2/1.0 (-1)	1,106 (+2%)	1mo	$168,000	$152	78
119 Pullman Ave	0.13mi	2/2.0 (-1)	1,068 (-2%)	5mo	$143,000	$134	77
128 Pullman Ave	0.17mi	2/1.0 (-1)	1,140 (+5%)	4mo	$162,000	$142	76
111 Hallman St	0.18mi	2/1.0 (-1)	1,074 (-1%)	12mo	$92,500	$86	74
121 Pullman St	0.13mi	2/1.0 (-1)	1,008 (-7%)	5mo	$145,000	$144	72
206 Westbrook St	0.14mi	2/2.0 (-1)	1,188 (+9%)	4mo	$96,500	$81	66
128 Cove St	0.10mi	2/2.0 (-1)	1,195 (+10%)	11mo	$187,500	$157	61
104 State St	0.18mi	2/2.0 (-1)	980 (-10%)	14mo	$134,500	$137	54
159 Ravine St	0.42mi	3/2.0	1,230 (+13%)	5mo	$246,900	$201	50
622 Park Ave	0.45mi	2/1.5 (-1)	988 (-9%)	11mo	$92,000	$93	47
309 State St	0.28mi	2/1.0 (-1)	934 (-14%)	16mo	$138,000	$148	45

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: 28.2%
• Equity multiple: 2.59×
• Total profit: $35,726
• Equity at exit: $35,971

10-year hold

• IRR: 28.7%
• Equity multiple: 5.05×
• Total profit: $90,702
• Equity at exit: $55,436

Cash invested: $22,400 (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 70901

• Active inventory: 1
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $409

Break-even live

Break-even rent $714

Max offer price $80,000

Occupancy floor 62%

Sensitivity live

Price	-10% $455	-5% $432	+0% $409	+5% $387	+10% $364
Rent	-10% $312	-5% $361	+0% $409	+5% $458	+10% $507
Rate	-1.0pp $450	-0.5pp $430	base $409	+0.5pp $388	+1.0pp $367

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Hig Fry Rd Hot Springs National Park, AR	2.0	1.0–2.0	806	$1,400	$1.74	24d	1	0.84mi
103 Juniper Pl Hot Springs National Park, AR	3.0	1.0	1056	$1,250	$1.18	44d	1	1.02mi
315 Convention Blvd Hot Springs, AR	2.0	1.0	900	$950	$1.06	44d	4	1.41mi

Listing history 25 events

1. 2026-06-19
   days on market $80,000 Active 695 DOM
2. 2026-06-18
   days on market $80,000 Active 694 DOM
3. 2026-06-17
   days on market $80,000 Active 693 DOM
4. 2026-06-16
   days on market $80,000 Active 692 DOM
5. 2026-06-15
   days on market $80,000 Active 691 DOM
6. 2026-06-14
   days on market $80,000 Active 689 DOM
7. 2026-06-13
   days on market $80,000 Active 688 DOM
8. 2026-06-10
   days on market $80,000 Active 686 DOM
9. 2026-06-09
   days on market $80,000 Active 685 DOM
10. 2026-06-08
    days on market $80,000 Active 684 DOM
11. 2026-06-07
    days on market $80,000 Active 683 DOM
12. 2026-06-05
    days on market $80,000 Active 680 DOM
13. 2026-06-02
    days on market $80,000 Active 678 DOM
14. 2026-06-01
    days on market $80,000 Active 677 DOM
15. 2026-05-31
    days on market $80,000 Active 676 DOM
16. 2026-05-30
    days on market $80,000 Active 675 DOM
17. 2025-02-24
    listed $80,000 Active 370-char remark

    Show marketing remark (370 chars)

    Ready to make your mark on a property? Here is a blank slate home waiting on the right person to finish it up. New wiring, plumbing and HVAC. Home is ready for insulation, floors and walls on this 3/1 floorpan. You can turn this into a cozy home for yourself and family OR it is priced to make a great rental property for the investors looking to expand their portfolio.

18. 2024-07-24
    listed $80,000 New Listing 370-char remark

    Show marketing remark (370 chars)

    Ready to make your mark on a property? Here is a blank slate home waiting on the right person to finish it up. New wiring, plumbing and HVAC. Home is ready for insulation, floors and walls on this 3/1 floorpan. You can turn this into a cozy home for yourself and family OR it is priced to make a great rental property for the investors looking to expand their portfolio.

19. 2024-07-24
    historical

    Show marketing remark (370 chars)

    Ready to make your mark on a property? Here is a blank slate home waiting on the right person to finish it up. New wiring, plumbing and HVAC. Home is ready for insulation, floors and walls on this 3/1 floorpan. You can turn this into a cozy home for yourself and family OR it is priced to make a great rental property for the investors looking to expand their portfolio.

20. 2024-02-20
    listed $80,000 New Listing
21. 2021-10-15
    soldstatus $42,500
22. 2021-07-28
    listed $46,000
23. 2006-09-14
    soldstatus $16,000
24. 1998-11-20
    soldstatus $16,000
25. 1998-08-11
    soldstatus $16,000

ⓘ 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: $533 · $44/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥112°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: $14,780
• − Mortgage interest: −$4,481
• − Property taxes: −$533
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,327
• Taxable income: $3,876
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $3,981/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+400.0% since first listed

9 events — show timeline

• 2025-02-24 Listed $80,000 HSBOR
• 2024-07-24 Listing Removed — CARMLS
• 2024-07-24 Listed $80,000 CARMLS
• 2024-02-20 Listed $80,000 CARMLS
• 2021-10-15 Sold (MLS) $42,500 HSBOR
• 2021-07-28 Listed $46,000 HSBOR
• 2006-09-14 Sold (Public Records) $16,000 Public Records
• 1998-11-20 Sold (Public Records) $16,000 Public Records
• 1998-08-11 Sold (Public Records) $16,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $533 · -1.3% YoY. Source: county tax records.