110 Jerome St · Hot Springs, AR 71913

$195,000

3 bd · 2.0 ba · 2,023 sqft · SingleFamily public records · 10 Days on market

Built 1955 0.33 ac lot Est $188k · at est. ↓ 7% since listing

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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 +15.2/30.0
• ARV discount +5.9/15.0
• DSCR +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 3-bedroom, 2-bath brick home conveniently located near shopping, dining, entertainment, and Oaklawn Racing Casino Resort. Enjoy relaxing on the large covered front porch. The spacious storage garage offers excellent space for hobbies, a workshop, storage, or other uses. Situated on two city lots, the property provides ample outdoor space for gardening, recreation, or future possibilities. Inside, you'll find a generous laundry room with room for an additional refrigerator and freezer. Don't miss this opportunity—schedule your showing today! Agent /Owner.

Key facts

• Ample outdoor space
• 0.33 acre lot
• Built 1955

Tags

• LARGE COVERED FRONT PORCH
• SPACIOUS STORAGE GARAGE
• AMPLE OUTDOOR SPACE
• GENEROUS LAUNDRY ROOM

Property features AI

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Natural gas; Insulated windows; Wireless internet available
• Home design: Inside city limits
• Construction: Composition roof; Crawl space foundation
• Exterior features: Brick exterior; Front porch; Partially fenced yard; Level lot; Paved road access

Interior

• Kitchen: Dishwasher
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling (Gas); Central cooling (Electric)
• Interior features: Laminate floors; Sheetrock and paneling walls/ceilings; Office/Study; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $69 ($830/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 $153k (21.4% below list).
• Recommended offer: $153k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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); 981 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 33% of the median local income ($56k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,361 (21.4% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.79% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $188,139
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Rockwell St	0.19mi	3/3.0	1,950 (-4%)	8mo	$229,500	$118	74
345 Woodlawn Ave	0.34mi	3/2.0	2,051 (+1%)	14mo	$95,345	$46	70
402 Crestwood St	0.55mi	3/2.0	2,029 (+0%)	5mo	$145,000	$71	70
335 Woodlawn Ave	0.32mi	3/2.0	2,108 (+4%)	20mo	$230,000	$109	61
107 & 109 Summer Pl	0.43mi	3/2.0	1,996 (-1%)	23mo	$165,000	$83	59
237 Alpine St	0.24mi	2/2.0 (-1)	1,936 (-4%)	23mo	$75,000	$39	58
115 Sonnet St	0.71mi	3/2.0	1,966 (-3%)	11mo	$265,000	$135	53
302 Sonnet St	0.59mi	3/3.0	2,044 (+1%)	19mo	$190,001	$93	51
110 Garens St	0.63mi	3/2.5	2,188 (+8%)	21mo	$215,000	$98	37
1023 3rd St	0.65mi	3/2.0	1,746 (-14%)	13mo	$100,000	$57	36
209 Lary St	0.74mi	4/3.0 (+1)	2,112 (+4%)	19mo	$215,000	$102	33
537 Terry St	0.56mi	4/3.5 (+1)	1,788 (-12%)	16mo	$165,000	$92	30

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 · 6.43% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.60×
• Total profit: $-21,820
• Equity at exit: $29,075

10-year hold

• IRR: 2.3%
• Equity multiple: 1.19×
• Total profit: $10,363
• Equity at exit: $16,860

Cash invested: $54,600 (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 71913

• Home prices YoY: -33.9%
• Rents YoY: 6.4%
• Active inventory: 981
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$39 /mo · $462/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $69

Break-even live

Break-even rent $1,446

Max offer price $195,000

Occupancy floor 90%

Sensitivity live

Price	-10% $180	-5% $124	+0% $69	+5% $14	+10% $-41
Rent	-10% $-52	-5% $9	+0% $69	+5% $130	+10% $190
Rate	-1.0pp $167	-0.5pp $119	base $69	+0.5pp $19	+1.0pp $-33

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Henderson St Hot Springs National Park, AR	3.0	2.0	1585	$2,000	$1.26	45d	1	0.43mi

Listing history 9 events

1. 2026-06-22
   days on market $195,000 Active 10 DOM
2. 2026-06-19
   days on market $195,000 Active 8 DOM
3. 2026-06-18
   statusdays on market $195,000 Active 7 DOM
4. 2026-06-17
   days on market $195,000 New Listing 6 DOM
5. 2026-06-16
   days on market $195,000 New Listing 5 DOM
6. 2026-06-15
   days on market $195,000 New Listing 4 DOM
7. 2026-06-14
   days on market $195,000 New Listing 2 DOM
8. 2026-06-13
   remarks 577-char remark
9. 2026-06-13
   listed $195,000 New Listing 1 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: $462 · $39/mo
• Projected year-2 tax: $1,248 · $104/mo
• Expected delta: +$786/yr (+$65/mo · 170.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 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: $18,403
• − Mortgage interest: −$10,923
• − Property taxes: −$462
• − Insurance: −$975
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$5,673
• Taxable loss: −$2,574
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $1,448/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
• County: Garland County · 76,414 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: 1442.0

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 (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%

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

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

-7.1% since first listed

4 events — show timeline

• 2026-06-11 Listed $195,000 HSBOR
• 2026-06-11 Listed $195,000 CARMLS
• 2024-10-16 Listing Removed — CARMLS
• 2024-10-04 Listed $210,000 CARMLS

Property tax history

+21.2%/yr

Latest (2025): $462 · +8.6% YoY. Source: county tax records.