612 Trivista Right · Hot Springs, AR 71901

$130,000

3 bd · 1.5 ba · 1,421 sqft · SingleFamily public records · 30 Days on market

Built 1967 0.28 ac lot Est $183k · 29% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable homes with upside are getting harder to find—and this one still has plenty of room to make money or make it your own. Located along Trivista Right near Oaklawn Casino, this one-story brick home sits at the end of a quiet street with very little traffic. The home features 3 bedrooms, 2 baths, a large lot, laundry room and an extra living area with a woodburning fireplace that could easily work as a 4th bedroom. Does it need cosmetic updating? Sure. But that’s half the fun… and all the opportunity. Whether you’re an investor, flipper or a just buyer looking for a home that won't break the bank, this one is definitely worth a look.

Key facts

• Quiet street
• Extra living area
• Large lot

Tags

• ONE STORY BRICK HOME
• LARGE LOT
• WOODBURNING FIREPLACE
• EXTRA LIVING AREA
• QUIET STREET

Property features AI

Finance

• Other: Lot approximately 76'x162' (0.28 acre)

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Brick and frame exterior; Not in subdivision; Inside city limits
• Construction: Slab/crawl combination foundation; Architectural shingle roof
• Exterior features: Partially fenced yard; Outside storage area; Paved road access

Interior

• Kitchen: Free-standing stove; Dishwasher; Refrigerator stays
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Ceiling fans; Breakfast bar; Washer connection; Electric dryer connection; Wood-burning fireplace (site-built)
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 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: 363 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 32% 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 $899 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 30 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $60k; list at $130k implies a 117% gain — meaningful room to come down on a strong offer.

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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — 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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.49%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $183,309
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Langston St	0.04mi	2/1.5 (-1)	1,494 (+5%)	1mo	$80,000	$54	84
225 Indiana St	0.29mi	4/2.0 (+1)	1,382 (-3%)	3mo	$208,100	$151	72
235 Hollywood Ave	0.47mi	3/2.0	1,418 (-0%)	10mo	$210,000	$148	67
211 Clairmont St	0.24mi	3/2.0	1,566 (+10%)	8mo	$216,500	$138	63
10 Grafton Ct	0.56mi	3/2.0	1,388 (-2%)	12mo	$179,000	$129	58
308 Fairmont St	0.49mi	3/1.0	1,324 (-7%)	10mo	$65,000	$49	56
213 1st St	0.69mi	3/1.5	1,516 (+7%)	7mo	$205,000	$135	51
134 Oaklawn St	0.70mi	3/2.0	1,484 (+4%)	11mo	$276,000	$186	49
152 Henderson St	0.72mi	3/2.0	1,588 (+12%)	8mo	$68,500	$43	38
236 Lowery St St	0.59mi	4/2.0 (+1)	1,212 (-15%)	4mo	$112,750	$93	37
118 Landmark Trl	0.72mi	2/1.0 (-1)	1,288 (-9%)	9mo	$155,000	$120	36
721 Linwood	0.67mi	4/1.0 (+1)	1,270 (-11%)	9mo	$33,500	$26	36

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-828
• Equity at exit: $19,383

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $25,235
• Equity at exit: $11,240

Cash invested: $36,400 (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 →

ZIP-level market 71901

• Home prices YoY: -3.6%
• Active inventory: 363
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$682
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $318

Break-even live

Break-even rent $1,017

Max offer price $130,000

Occupancy floor 73%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	44d	1	0.83mi
143 Alpine St Hot Springs National Park, AR	2.0	1.0	1000	$995	$0.99	44d	1	0.84mi
410 Oakwood Ave Hot Springs, AR	2.0–3.0	2.0	1000	$1,200	$1.20	44d	6	1.01mi
600 Higdon Ferry Rd #300 Hot Springs, AR	2.0	2.0	1388	$1,250	$0.90	44d	1	1.04mi
125 Oak St Unit 1-306 Hot Springs, AR	2.0	1.0	970	$1,200	$1.24	44d	1	1.16mi
125 Oak St Unit 1-402 Hot Springs, AR	2.0	1.0	1150	$1,475	$1.28	44d	1	1.16mi
125 Oak St Unit 1-307 Hot Springs, AR	2.0	1.0	1000	$1,350	$1.35	44d	1	1.16mi
244 Palmetto St Hot Springs National Park, AR	4.0	2.0	1244	$1,595	$1.28	44d	1	1.17mi
319 Hazel St Hot Springs National Park, AR	3.0	2.0	1743	$1,895	$1.09	44d	1	1.25mi
210 Carl Dr Unit B6 Hot Springs National Park, AR	2.0	2.0	1350	$1,350	$1.00	44d	1	1.43mi
1036 Garland Ave Hot Springs National Park, AR	2.0	1.0	1200	$1,150	$0.96	44d	1	1.47mi
315 Convention Blvd Hot Springs, AR	2.0	1.0	900	$950	$1.06	44d	4	1.50mi

Listing history 23 events

1. 2026-06-19
   days on market $130,000 Active 30 DOM
2. 2026-06-18
   days on market $130,000 Active 29 DOM
3. 2026-06-17
   days on market $130,000 Active 28 DOM
4. 2026-06-16
   days on market $130,000 Active 27 DOM
5. 2026-06-15
   days on market $130,000 Active 26 DOM
6. 2026-06-14
   days on market $130,000 Active 24 DOM
7. 2026-06-13
   days on market $130,000 Active 23 DOM
8. 2026-06-10
   days on market $130,000 Active 21 DOM
9. 2026-06-09
   days on market $130,000 Active 20 DOM
10. 2026-06-08
    days on market $130,000 Active 19 DOM
11. 2026-06-07
    days on market $130,000 Active 18 DOM
12. 2026-06-05
    days on market $130,000 Active 15 DOM
13. 2026-06-02
    days on market $130,000 Active 13 DOM
14. 2026-06-01
    days on market $130,000 Active 12 DOM
15. 2026-05-31
    days on market $130,000 Active 11 DOM
16. 2026-05-30
    days on market $130,000 Active 10 DOM
17. 2026-05-19
    listed $130,000 Active 672-char remark

    Show marketing remark (672 chars)

    Affordable homes with upside are getting harder to find—and this one still has plenty of room to make money or make it your own. Located along Trivista Right near Oaklawn Casino, this one-story brick home sits at the end of a quiet street with very little traffic. The home features 3 bedrooms, 2 baths, a large lot, laundry room and an extra living area with a woodburning fireplace that could easily work as a 4th bedroom. Does it need cosmetic updating? Sure. But that’s half the fun… and all the opportunity. Whether you’re an investor, flipper or a just buyer looking for a home that won't break the bank, this one is definitely worth a look.

18. 2026-05-18
    listed $130,000 New Listing
19. 2013-09-05
    soldstatus $60,000
20. 2013-08-30
    soldstatus $60,000 224-char remark

    Show marketing remark (224 chars)

    Investor special! No reasonable offer refused on this cute 3Br/2Ba house in Trivista Subdivision. Needs a little sprucing up, but otherwise in great shape. Perfect starter home or investor rental. Better hurry at this price.

21. 2013-07-14
    historical 224-char remark

    Show marketing remark (224 chars)

    Investor special! No reasonable offer refused on this cute 3Br/2Ba house in Trivista Subdivision. Needs a little sprucing up, but otherwise in great shape. Perfect starter home or investor rental. Better hurry at this price.

22. 2013-05-30
    listed $65,000 224-char remark

    Show marketing remark (224 chars)

    Investor special! No reasonable offer refused on this cute 3Br/2Ba house in Trivista Subdivision. Needs a little sprucing up, but otherwise in great shape. Perfect starter home or investor rental. Better hurry at this price.

23. 1994-04-22
    soldstatus $35,000

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$23/yr (+$2/mo · 2.9%)

ⓘ 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 3/10 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: $17,037
• − Mortgage interest: −$7,282
• − Property taxes: −$809
• − Insurance: −$650
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$3,782
• Taxable income: $1,789
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $3,391/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): 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

+271.4% since first listed

7 events — show timeline

• 2026-05-19 Listed $130,000 HSBOR
• 2026-05-18 Listed $130,000 CARMLS
• 2013-09-05 Sold (Public Records) $60,000 Public Records
• 2013-08-30 Sold (MLS) $60,000 CARMLS
• 2013-07-14 Listing Removed — CARMLS
• 2013-05-30 Listed $65,000 CARMLS
• 1994-04-22 Sold (Public Records) $35,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $809 · +6.3% YoY. Source: county tax records.