103 Ingram Ln · Hot Springs, AR 71901

$85,000

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 30 Days on market

Built 1980 0.50 ac lot

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable one level frame traditional style home conveniently located on a spacious corner lot within the Lakeside School District. Home features 2 bedrooms, 1 bath, eat in kitchen, spacious living room, central heat, central cool, porch, deck and parking pads. HUD Case #031-405592, FHA Financing: IE (Insured Escrow). Property is sold in as-is condition, no warranties, guarantees or representations.

Key facts

• One level home
• Central heat
• Eat in kitchen

Tags

• ONE LEVEL HOME
• CORNER LOT
• LAKESIDE SCHOOL DISTRICT
• EAT IN KITCHEN
• SPACIOUS LIVING ROOM
• CENTRAL HEAT

Property features AI

Exterior

• Parking: Parking pads
• Utilities: Public water; Municipal electric (Entergy); Natural gas
• Home design: Frame construction with metal/vinyl siding; Level lot in a subdivision
• Construction: Composition roof; Slab foundation
• Exterior features: Deck; Porch; Outside storage area; Paved road access

Interior

• Bedrooms: Bonus room
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric cooling; Central electric heating; Floor/wall furnace
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Sheetrock walls and ceilings; Paneling
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% 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.
• Lakeside School District (urban): math 47% / reading 45% proficiency, ranked #28 of 238 in AR (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 363 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/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 $588 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $25k; list at $85k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.61% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.59%
• DSCR: 2.27
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $227,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Leatherwood Loop	0.28mi	3/2.0	1,406 (+0%)	3mo	$221,354	$157	80
308 Leatherwood Loop	0.31mi	3/2.0	1,326 (-6%)	3mo	$215,000	$162	70
108 Yellowpine Ct	0.41mi	3/2.0	1,472 (+5%)	2mo	$228,000	$155	67
312 Leatherwood Loop	0.31mi	3/2.0	1,326 (-6%)	8mo	$205,000	$155	66
312 Leatherwood Loop Lot 45	0.31mi	3/2.0	1,326 (-6%)	8mo	$205,000	$155	66
109 Circle R Ct	0.19mi	3/2.0	1,560 (+11%)	5mo	$227,500	$146	64
295 Leatherwood Loop	0.29mi	3/2.0	1,326 (-6%)	11mo	$215,000	$162	64
210 Leatherwood Loop	0.28mi	3/2.0	1,272 (-9%)	4mo	$206,000	$162	64
141 Seaburn Ln	0.45mi	3/2.0	1,320 (-6%)	2mo	$235,000	$178	64
272 Leatherwood Loop	0.30mi	4/2.0 (+1)	1,303 (-7%)	3mo	$218,125	$167	63
831 Akers Rd	0.44mi	3/2.0	1,436 (+2%)	15mo	$234,900	$164	59
220 Chadwood St	0.48mi	3/2.0	1,572 (+12%)	4mo	$255,000	$162	50

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $22,315
• Equity at exit: $12,674

10-year hold

• IRR: 30.8%
• Equity multiple: 3.77×
• Total profit: $65,833
• Equity at exit: $7,349

Cash invested: $23,800 (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 71901

• Home prices YoY: -3.6%
• Active inventory: 363
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $567

Break-even live

Break-even rent $650

Max offer price $85,000

Occupancy floor 54%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Parkshores Rd Hot Springs National Park, AR	2.0	2.0	931	$1,300	$1.40	14d	1	0.38mi

Listing history 9 events

1. 2026-05-12
   status Pending 403-char remark

   Show marketing remark (403 chars)

   Affordable one level frame traditional style home conveniently located on a spacious corner lot within the Lakeside School District. Home features 2 bedrooms, 1 bath, eat in kitchen, spacious living room, central heat, central cool, porch, deck and parking pads. HUD Case #031-405592, FHA Financing: IE (Insured Escrow). Property is sold in as-is condition, no warranties, guarantees or representations.

2. 2026-05-12
   status Under Contract

   Show marketing remark (403 chars)

   Affordable one level frame traditional style home conveniently located on a spacious corner lot within the Lakeside School District. Home features 2 bedrooms, 1 bath, eat in kitchen, spacious living room, central heat, central cool, porch, deck and parking pads. HUD Case #031-405592, FHA Financing: IE (Insured Escrow). Property is sold in as-is condition, no warranties, guarantees or representations.

3. 2026-04-25
   status Active 403-char remark

   Show marketing remark (403 chars)

   Affordable one level frame traditional style home conveniently located on a spacious corner lot within the Lakeside School District. Home features 2 bedrooms, 1 bath, eat in kitchen, spacious living room, central heat, central cool, porch, deck and parking pads. HUD Case #031-405592, FHA Financing: IE (Insured Escrow). Property is sold in as-is condition, no warranties, guarantees or representations.

4. 2026-04-25
   status Back on Market

   Show marketing remark (403 chars)

   Affordable one level frame traditional style home conveniently located on a spacious corner lot within the Lakeside School District. Home features 2 bedrooms, 1 bath, eat in kitchen, spacious living room, central heat, central cool, porch, deck and parking pads. HUD Case #031-405592, FHA Financing: IE (Insured Escrow). Property is sold in as-is condition, no warranties, guarantees or representations.

5. 2026-04-22
   status Pending 403-char remark

   Show marketing remark (403 chars)

   Affordable one level frame traditional style home conveniently located on a spacious corner lot within the Lakeside School District. Home features 2 bedrooms, 1 bath, eat in kitchen, spacious living room, central heat, central cool, porch, deck and parking pads. HUD Case #031-405592, FHA Financing: IE (Insured Escrow). Property is sold in as-is condition, no warranties, guarantees or representations.

6. 2026-04-22
   status Under Contract

   Show marketing remark (403 chars)

   Affordable one level frame traditional style home conveniently located on a spacious corner lot within the Lakeside School District. Home features 2 bedrooms, 1 bath, eat in kitchen, spacious living room, central heat, central cool, porch, deck and parking pads. HUD Case #031-405592, FHA Financing: IE (Insured Escrow). Property is sold in as-is condition, no warranties, guarantees or representations.

7. 2026-04-09
   listed $85,000 Active 403-char remark

   Show marketing remark (403 chars)

   Affordable one level frame traditional style home conveniently located on a spacious corner lot within the Lakeside School District. Home features 2 bedrooms, 1 bath, eat in kitchen, spacious living room, central heat, central cool, porch, deck and parking pads. HUD Case #031-405592, FHA Financing: IE (Insured Escrow). Property is sold in as-is condition, no warranties, guarantees or representations.

8. 2026-04-08
   listed $85,000 New Listing
9. 1995-08-25
   soldstatus $25,000

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$157/yr (+$13/mo · 40.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 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: $16,411
• − Mortgage interest: −$4,761
• − Property taxes: −$387
• − Insurance: −$425
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$2,473
• Taxable income: $5,740
• Est. tax owed @ 24.0%: −$1,378
• After-tax cash flow: $5,427/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: Lakeside School District
• NCES district ID: 0508670
• Math proficiency: 47% ▼ -16.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $52,849
• Composite: 39.76/100
• National rank: #3884
• State rank: #28 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

• County: Garland County · 76,414 people
• City population: 76,414
• Metro: Hot Springs, AR
• Population (ZIP): 28,937
• Household income: $53,514
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 961.0

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 (71%)
• Race & ethnicity: White 71% Black 13% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 7% Vietnamese 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: ▼ -11.75%
• Current HPI: 317.2542
• Rent YoY: —
• 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

+240.0% since first listed

9 events — show timeline

• 2026-05-12 Pending — HSBOR
• 2026-05-12 Pending — CARMLS
• 2026-04-25 Relisted — HSBOR
• 2026-04-25 Relisted — CARMLS
• 2026-04-22 Pending — HSBOR
• 2026-04-22 Pending — CARMLS
• 2026-04-09 Listed $85,000 HSBOR
• 2026-04-08 Listed $85,000 CARMLS
• 1995-08-25 Sold (Public Records) $25,000 Public Records

Property tax history

+17.7%/yr

Latest (2025): $387 · +6.0% YoY. Source: county tax records.