140 Carpenter Ct · Hot Springs, AR 71901

$135,000

3 bd · 2.0 ba · 1,886 sqft · SingleFamily public records · 110 Days on market

Built 1980 0.52 ac lot ↓ 32% since listing

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Why this score? — see what drove the C 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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• 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

Close to Lakeside Schools! This 3-bedroom, 2-bath home features approximately 1,886 square feet of living space and was built in 1980, providing a solid footprint ready for updates and improvements. The layout offers generous room sizes and a functional floor plan, making it an ideal candidate for renovation. Fabulous sun room! Whether you’re an investor looking for your next project, a flipper seeking value-add opportunity, or a buyer ready to create equity with updates, this property presents a chance to customize and transform. Situated outside the hustle of town yet still convenient to Hot Springs amenities, the rural setting provides peace and breathing room — a rare combin

Key facts

• Fabulous sun room
• Generous room sizes
• 0.52 acre lot

Tags

• GENEROUS ROOM SIZES
• FUNCTIONAL FLOOR PLAN
• FABULOUS SUN ROOM

Property features AI

Finance

• Financial info: Financing available: conventional loan, cash, or in-house financing

Exterior

• Parking: Parking pads
• Utilities: Public water; Municipal electric (Entergy); Natural gas
• Home design: Metal/vinyl siding
• Construction: Composition roof; Piers foundation
• Exterior features: Level lot; Paved road access; Lot approx. 143' x 150' x 143' x 149' (approx. 0.52 acre); Inside city limits

Interior

• Kitchen: Free-standing stove; Gas range; Dishwasher; Disposal
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer connection; Dryer connection (electric); Ceiling fan(s); Wood-burning site-built fireplace
• Laundry & utility: Laundry room; Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: crime F, amenities F, commute 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.
• Zoned schools: Lakeside Primary School (524 students, 50% FRL); Lakeside High School (math 31% / reading 49%, grade F, #46 of 292 statewide, top 15%, 1,112 students, 42% FRL).
• Market conditions: 363 active listings in the ZIP; 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 $933 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 110 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.03% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $294,216
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Chase Pl	0.20mi	3/2.0	1,917 (+2%)	14mo	$300,000	$156	76
172 Mapleleaf Cir	0.29mi	3/2.0	1,822 (-3%)	6mo	$285,000	$156	75
114 Silverleaf	0.30mi	4/2.0 (+1)	1,857 (-2%)	7mo	$320,000	$172	73
200 Cole Pl	0.27mi	3/2.0	1,968 (+4%)	11mo	$285,000	$145	71
276 Mapleleaf Cir	0.26mi	3/2.0	1,828 (-3%)	23mo	$325,000	$178	64
264 Humphreys Rd	0.34mi	3/2.0	1,662 (-12%)	2mo	$285,000	$171	63
117 Shady Vis	0.54mi	3/2.0	2,088 (+11%)	9mo	$182,500	$87	50
110 Scotch Ct	0.69mi	4/2.0 (+1)	1,826 (-3%)	10mo	$259,500	$142	49
108 Fernwood	0.69mi	3/2.0	1,954 (+4%)	24mo	$267,000	$137	42

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,819
• Equity at exit: $20,129

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $13,392
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $237

Break-even live

Break-even rent $1,094

Max offer price $135,000

Occupancy floor 78%

Sensitivity live

Price	-10% $313	-5% $275	+0% $237	+5% $199	+10% $160
Rent	-10% $127	-5% $182	+0% $237	+5% $292	+10% $347
Rate	-1.0pp $305	-0.5pp $271	base $237	+0.5pp $202	+1.0pp $166

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-07
   statusdays on market $135,000 Under Contract 110 DOM
2. 2026-06-05
   days on market $135,000 Active 108 DOM
3. 2026-06-03
   days on market $135,000 Active 107 DOM
4. 2026-06-02
   days on market $135,000 Active 106 DOM
5. 2026-06-01
   days on market $135,000 Active 105 DOM
6. 2026-05-31
   days on market $135,000 Active 104 DOM
7. 2026-05-30
   days on market $135,000 Active 103 DOM
8. 2026-05-18
   price $135,000
9. 2026-04-13
   price $149,999
10. 2026-04-02
    price $155,000
11. 2026-03-30
    price $162,500
12. 2026-03-20
    price $167,500
13. 2026-03-10
    price $179,900
14. 2026-03-03
    price $184,900
15. 2026-02-25
    price $189,900
16. 2026-02-19
    price $194,000
17. 2026-02-16
    listed $199,000 New Listing

ⓘ 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: $1,201 · $100/mo
• Projected year-2 tax: $1,201 · $100/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 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: $16,725
• − Mortgage interest: −$7,562
• − Property taxes: −$1,201
• − Insurance: −$675
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,927
• Taxable income: $683
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $2,677/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

-32.2% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $135,000 CARMLS
• 2026-04-13 Price Changed $149,999 CARMLS
• 2026-04-02 Price Changed $155,000 CARMLS
• 2026-03-30 Price Changed $162,500 CARMLS
• 2026-03-20 Price Changed $167,500 CARMLS
• 2026-03-10 Price Changed $179,900 CARMLS
• 2026-03-03 Price Changed $184,900 CARMLS
• 2026-02-25 Price Changed $189,900 CARMLS
• 2026-02-19 Price Changed $194,000 CARMLS
• 2026-02-16 Listed $199,000 CARMLS

Property tax history

+4.9%/yr

Latest (2025): $1,201 · -1.2% YoY. Source: county tax records.