303 Bower St · Hot Springs, AR 70901

$80,000

3 bd · 1.0 ba · 1,089 sqft · SingleFamily public records · 745 Days on market

Built 1920 Good condition 8,712 sqft lot $73/sqft · 41% below area Est $135k · 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
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0

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. Condition is rated good.

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 2.9% 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: 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: 1 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 73d 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 745 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 745 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): $134,886
• List price: $80,000
• Delta: -40.69%
• 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%)	9mo	$152,500	$138	78
205 Reid St	0.29mi	2/1.0 (-1)	1,106 (+2%)	2mo	$168,000	$152	77
119 Pullman Ave	0.13mi	2/2.0 (-1)	1,068 (-2%)	7mo	$143,000	$134	76
128 Pullman Ave	0.17mi	2/1.0 (-1)	1,140 (+5%)	6mo	$162,000	$142	74
111 Hallman St	0.19mi	2/1.0 (-1)	1,074 (-1%)	14mo	$92,500	$86	72
121 Pullman St	0.13mi	2/1.0 (-1)	1,008 (-7%)	6mo	$145,000	$144	71
206 Westbrook St	0.14mi	2/2.0 (-1)	1,188 (+9%)	5mo	$96,500	$81	65
214 Bower St	0.06mi	2/2.0 (-1)	1,182 (+8%)	14mo	$79,000	$67	62
128 Cove St	0.10mi	2/2.0 (-1)	1,195 (+10%)	13mo	$187,500	$157	59
104 State St	0.18mi	2/2.0 (-1)	980 (-10%)	15mo	$134,500	$137	53
159 Ravine St	0.42mi	3/2.0	1,230 (+13%)	7mo	$246,900	$201	49
622 Park Ave	0.45mi	2/1.5 (-1)	988 (-9%)	12mo	$92,000	$93	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: 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 7 under contract
• Months of supply: 7.2 mo (14%/mo absorbed)
• Median asking: $117,500 ($126/sqft)
• Median days on market: 139 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -1.9% vs current asking $/sqft

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

ZIP-level market 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
• Club membership (one-time): —
• 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	72d	1	0.84mi
103 Juniper Pl Hot Springs National Park, AR	3.0	1.0	1056	$1,250	$1.18	93d	1	1.02mi
315 Convention Blvd Hot Springs, AR	2.0	1.0	900	$950	$1.06	16d	4	1.41mi

Listing history 50 events

1. 2026-08-08
   days on market $80,000 Active 745 DOM
2. 2026-08-07
   days on market $80,000 Active 744 DOM
3. 2026-08-06
   days on market $80,000 Active 743 DOM
4. 2026-08-05
   days on market $80,000 Active 742 DOM
5. 2026-08-04
   days on market $80,000 Active 741 DOM
6. 2026-08-03
   days on market $80,000 Active 740 DOM
7. 2026-07-31
   days on market $80,000 Active 737 DOM
8. 2026-07-29
   days on market $80,000 Active 735 DOM
9. 2026-07-27
   days on market $80,000 Active 733 DOM
10. 2026-07-25
    days on market $80,000 Active 731 DOM
11. 2026-07-23
    days on market $80,000 Active 729 DOM
12. 2026-07-22
    days on market $80,000 Active 728 DOM
13. 2026-07-21
    days on market $80,000 Active 727 DOM
14. 2026-07-18
    days on market $80,000 Active 724 DOM
15. 2026-07-16
    days on market $80,000 Active 722 DOM
16. 2026-07-16
    days on market $80,000 Active 721 DOM
17. 2026-07-14
    days on market $80,000 Active 720 DOM
18. 2026-07-13
    days on market $80,000 Active 719 DOM
19. 2026-07-12
    days on market $80,000 Active 718 DOM
20. 2026-07-11
    days on market $80,000 Active 717 DOM
21. 2026-07-10
    days on market $80,000 Active 716 DOM
22. 2026-07-09
    days on market $80,000 Active 715 DOM
23. 2026-07-08
    days on market $80,000 Active 714 DOM
24. 2026-07-07
    days on market $80,000 Active 713 DOM
25. 2026-07-06
    days on market $80,000 Active 712 DOM
26. 2026-07-05
    days on market $80,000 Active 711 DOM
27. 2026-07-04
    days on market $80,000 Active 710 DOM
28. 2026-07-03
    days on market $80,000 Active 709 DOM
29. 2026-07-02
    days on market $80,000 Active 708 DOM
30. 2026-07-01
    days on market $80,000 Active 707 DOM
31. 2026-06-30
    days on market $80,000 Active 706 DOM
32. 2026-06-29
    days on market $80,000 Active 705 DOM
33. 2026-06-28
    days on market $80,000 Active 704 DOM
34. 2026-06-28
    days on market $80,000 Active 703 DOM
35. 2026-06-27
    days on market $80,000 Active 702 DOM
36. 2026-06-26
    days on market $80,000 Active 701 DOM
37. 2026-06-23
    days on market $80,000 Active 698 DOM
38. 2026-06-22
    days on market $80,000 Active 697 DOM
39. 2026-06-19
    days on market $80,000 Active 695 DOM
40. 2026-06-18
    days on market $80,000 Active 694 DOM
41. 2026-06-17
    days on market $80,000 Active 693 DOM
42. 2026-06-16
    days on market $80,000 Active 692 DOM
43. 2026-06-15
    days on market $80,000 Active 691 DOM
44. 2026-06-14
    days on market $80,000 Active 689 DOM
45. 2026-06-13
    days on market $80,000 Active 688 DOM
46. 2026-06-10
    days on market $80,000 Active 686 DOM
47. 2026-06-09
    days on market $80,000 Active 685 DOM
48. 2026-06-08
    days on market $80,000 Active 684 DOM
49. 2026-06-07
    days on market $80,000 Active 683 DOM
50. 2026-06-05
    days on market $80,000 Active 680 DOM

ⓘ 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.

Condition & rehab AI · 9 photos

Good 75/100 Moderate rehab Est. rehab $27,225–$49,005 screening

This home is in good condition with recent updates to wiring, plumbing, and HVAC. It requires minor touch-ups and landscaping to fully maximize its value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $31,000–$94,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Major Electrical (electrical) — Exposed wiring and electrical boxes indicate potential issues
• Major Plumbing (plumbing) — Exposed plumbing pipes and fixtures indicate potential issues
• Major Exterior (exterior) — Exterior walls appear to be in poor condition with visible damage and wear

Repairs flagged

• Minor Paint — Interior walls appear clean but may benefit from touch-up
• Minor Landscaping — Some overgrown areas around the property

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance the home's appeal ↑
• Rental Landscaping — Well-maintained landscaping can attract tenants ↑

ⓘ 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 18/100

Zoned Schools

High Hot Springs World Class High School F AR #252/292 Nat'l #14,759/17,239

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

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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%

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

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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

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.