107 Barry St · Hot Springs, AR 71913

$164,900

3 bd · 1.0 ba · 1,409 sqft · SingleFamily public records · 125 Days on market

Built 1940 4,356 sqft lot $117/sqft · 8% above area Est $152k · 8% over

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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 +17.9/30.0
• DSCR +5.6/10.0
• Rent growth +4.1/5.0
• ARV discount +3.7/15.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique opportunity in the heart of Hot Springs! This versatile property is located just steps to Downtown and minutes to Oaklawn, zoned for both residential and commercial use. With a new roof in 2019, original hardwood floors, and an expansive sunroom, this property offers endless possibilities. The interior boasts three spacious bedrooms, a stunning living room centered around a gorgeous fireplace, and plenty of charm. Schedule a showing today and explore the potential of this rare and unique property!

Key facts

• Gorgeous fireplace
• Expansive sunroom
• Steps to downtown

Tags

• STEPS TO DOWNTOWN
• NEW ROOF
• ORIGINAL HARDWOOD FLOORS
• EXPANSIVE SUNROOM
• GORGEOUS FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/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 $142k (14.0% below list).
• Recommended offer: $142k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• 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: Rents rising fast (+6.4%/yr); 986 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% of comp listings sitting > 30 days — soft ceiling on asking rent; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).
• This rent runs 30% 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 $5k 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 125 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,773 (14.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.86% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (median comp): $152,053
• List price: $164,900
• Delta: 8.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Barry St	0.00mi	3/2.0	1,409 (0%)	0mo	$162,000	$115	96
140 Parkhill St	0.25mi	3/1.5	1,558 (+11%)	9mo	$120,000	$77	61
605 Second St	0.44mi	3/1.5	1,261 (-10%)	0mo	$30,000	$24	60
1113 W Grand Ave	0.65mi	3/1.0	1,459 (+4%)	6mo	$60,500	$41	59
1113 W Grand Ave	0.65mi	3/1.0	1,459 (+4%)	6mo	$60,500	$41	59
705 Ward St	0.60mi	3/1.0	1,553 (+10%)	7mo	$85,000	$55	49
805 School St	0.57mi	2/2.0 (-1)	1,494 (+6%)	9mo	$40,000	$27	47
215 Seventh St	0.58mi	2/1.0 (-1)	1,240 (-12%)	5mo	$129,900	$105	43
1016 Garland Ave	0.72mi	3/2.0	1,566 (+11%)	2mo	$120,000	$77	42
118 Landmark Trl	0.70mi	2/1.0 (-1)	1,288 (-9%)	9mo	$155,000	$120	41
721 Linwood	0.66mi	4/1.0 (+1)	1,270 (-10%)	9mo	$33,500	$26	40
700 Sixth St	0.66mi	2/2.0 (-1)	1,567 (+11%)	8mo	$182,500	$116	35

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: -7.4%
• Equity multiple: 0.72×
• Total profit: $-12,958
• Equity at exit: $24,587

10-year hold

• IRR: 5.7%
• Equity multiple: 1.48×
• Total profit: $21,998
• Equity at exit: $14,258

Cash invested: $46,172 (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: 986
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$865
• Tax from tax record: −$49 /mo · $585/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $138

Break-even live

Break-even rent $1,243

Max offer price $164,900

Occupancy floor 85%

Sensitivity live

Price	-10% $231	-5% $184	+0% $138	+5% $91	+10% $44
Rent	-10% $26	-5% $82	+0% $138	+5% $194	+10% $250
Rate	-1.0pp $221	-0.5pp $180	base $138	+0.5pp $95	+1.0pp $52

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Hazel St Hot Springs National Park, AR	3.0	2.0	1743	$1,895	$1.09	44d	1	0.22mi
125 Oak St Unit 1-307 Hot Springs, AR	2.0	1.0	1000	$1,350	$1.35	44d	1	0.39mi
125 Oak St Unit 1-306 Hot Springs, AR	2.0	1.0	970	$1,200	$1.24	44d	1	0.39mi
125 Oak St Unit 1-402 Hot Springs, AR	2.0	1.0	1150	$1,475	$1.28	44d	1	0.39mi
1036 Garland Ave Hot Springs National Park, AR	2.0	1.0	1200	$1,150	$0.96	44d	1	0.75mi
315 Convention Blvd Hot Springs, AR	2.0	1.0	900	$950	$1.06	44d	4	0.84mi
244 Palmetto St Hot Springs National Park, AR	4.0	2.0	1244	$1,595	$1.28	44d	1	0.91mi
410 Oakwood Ave Hot Springs, AR	2.0–3.0	2.0	1000	$1,200	$1.20	44d	6	1.15mi
228 Henderson St Hot Springs National Park, AR	3.0	2.0	1585	$2,000	$1.26	44d	1	1.19mi
103 Juniper Pl Hot Springs National Park, AR	3.0	1.0	1056	$1,250	$1.18	44d	1	1.31mi
143 Alpine St Hot Springs National Park, AR	2.0	1.0	1000	$995	$0.99	44d	1	1.37mi
951 Whittington Ave Hot Springs National Park, AR	2.0	1.0	950	$850	$0.89	44d	1	1.37mi
948 Whittington Ave Hot Springs, AR	1.0–2.0	1.0–1.5	800	$950	$1.19	24d	6	1.41mi

Listing history 27 events

1. 2026-01-02
   listed $164,900 Active 509-char remark

   Show marketing remark (509 chars)

   Unique opportunity in the heart of Hot Springs! This versatile property is located just steps to Downtown and minutes to Oaklawn, zoned for both residential and commercial use. With a new roof in 2019, original hardwood floors, and an expansive sunroom, this property offers endless possibilities. The interior boasts three spacious bedrooms, a stunning living room centered around a gorgeous fireplace, and plenty of charm. Schedule a showing today and explore the potential of this rare and unique property!

2. 2026-01-01
   historical
3. 2025-12-31
   listed $164,900 New Listing
4. 2025-10-29
   price $164,900
5. 2025-10-29
   price $164,900
6. 2025-09-10
   price $167,000
7. 2025-09-09
   price $167,000
8. 2025-07-02
   listed $170,000 New Listing
9. 2024-12-16
   status Under Contract
10. 2024-12-16
    soldstatus $160,000 Sold
11. 2024-12-16
    soldstatus $160,000 Closed
12. 2024-12-04
    status Pending
13. 2024-09-16
    price $165,000
14. 2024-09-15
    price $165,000
15. 2024-08-01
    price $168,500
16. 2024-07-31
    price $168,500
17. 2024-07-22
    listed $179,000 New Listing
18. 2024-07-22
    listed $179,000 Active
19. 2018-05-10
    soldstatus $65,000
20. 2018-05-09
    status Under Contract
21. 2018-05-09
    soldstatus $65,000 Sold
22. 2018-05-09
    soldstatus $65,000
23. 2018-04-09
    historical Take Backups
24. 2018-04-06
    listed $59,000
25. 2018-04-04
    listed $59,000 New Listing
26. 1999-05-21
    soldstatus $30,000
27. 1994-05-01
    soldstatus $38,000

ⓘ 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: $585 · $49/mo
• Projected year-2 tax: $1,055 · $88/mo
• Expected delta: +$470/yr (+$39/mo · 80.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $17,013
• − Mortgage interest: −$9,237
• − Property taxes: −$585
• − Insurance: −$824
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$4,797
• Taxable loss: −$1,153
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $1,930/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

+333.9% since first listed

27 events — show timeline

• 2026-01-02 Listed $164,900 HSBOR
• 2026-01-01 Listing Removed — CARMLS
• 2025-12-31 Listed $164,900 CARMLS
• 2025-10-29 Price Changed $164,900 CARMLS
• 2025-10-29 Price Changed $164,900 HSBOR
• 2025-09-10 Price Changed $167,000 CARMLS
• 2025-09-09 Price Changed $167,000 HSBOR
• 2025-07-02 Listed $170,000 CARMLS
• 2024-12-16 Pending — CARMLS
• 2024-12-16 Sold (MLS) $160,000 HSBOR
• 2024-12-16 Sold (MLS) $160,000 CARMLS
• 2024-12-04 Pending — HSBOR
• 2024-09-16 Price Changed $165,000 CARMLS
• 2024-09-15 Price Changed $165,000 HSBOR
• 2024-08-01 Price Changed $168,500 CARMLS
• 2024-07-31 Price Changed $168,500 HSBOR
• 2024-07-22 Listed $179,000 CARMLS
• 2024-07-22 Listed $179,000 HSBOR
• 2018-05-10 Sold (Public Records) $65,000 Public Records
• 2018-05-09 Pending — CARMLS
• 2018-05-09 Sold (MLS) $65,000 HSBOR
• 2018-05-09 Sold (MLS) $65,000 CARMLS
• 2018-04-09 Contingent — CARMLS
• 2018-04-06 Listed $59,000 HSBOR
• 2018-04-04 Listed $59,000 CARMLS
• 1999-05-21 Sold (Public Records) $30,000 Public Records
• 1994-05-01 Sold (Public Records) $38,000 Public Records

Property tax history

+112.2%/yr

Latest (2025): $585 · +32.4% YoY. Source: county tax records.