141 Lavista Ln · Hot Springs Village, AR 71909

$123,000

2 bd · 1.5 ba · 1,028 sqft · Townhouse public records · 28 Days on market

Built 1971 Est $120k · at est. $204/mo HOA · 14% of rent

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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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +6.5/10.0
• ARV discount +6.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks. .. Owner MUST sell. Updates are already done. .. .. just waiting for you to move in. Ideal for investment or personal use. New laminate flooring, new interior paint, stainless appliances, HVAC replaced 2020, water heater 2024, the list goes on and on. .. .. .. You owe it to yourself to come check it out. Convenient location to walking trail, Desoto Golf Course, Desoto Club restaurant, pickleball courts, mini golf course, outdoor swimming pool and recreation area. Just a couple miles from the West Gate and shopping amenities. Hot Springs Village Property Owner Association has a new member buy-in fee of $1500.00 due and collected at closing. Monthly townhome Association fee is $87.00 which includes weekly trash pick up.

Key facts

• Walking trail
• New back deck gutter
• Numerous updates

Tags

• DESOTO RECREATION NEIGHBORHOOD
• WALKING TRAIL
• NUMEROUS UPDATES
• NEW BACK DECK GUTTER
• NEW CEILING FAN IN ENTRY LEVEL

Property features AI

Finance

• Other: Community amenities include swimming pools, tennis courts, sauna, playground, clubhouse, party room, picnic area, marina, hot tub, golf course, fitness/bike trail
• Financial info: Accepts VA, FHA, conventional new loans and cash
• HOA & community: Monthly association fees (grounds, garbage, private roads, entrance security); Additional monthly association fee

Exterior

• Parking: Parking pads
• Security: Gated entrance; Community security
• Utilities: Public sewer; Municipal electric (Entergy); Cable TV; Association water; Cable internet
• Home design: Frame exterior
• Construction: Crawl space foundation; Composition roof; Built by Cooper Homes
• Exterior features: Deck; Paved road access; Level lot in subdivision; Cul-de-sac lot

Interior

• Kitchen: Microwave; Electric range; Dishwasher; Disposal; Pantry; Refrigerator stays
• Flooring: Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Heat pump
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Walk-in closet(s); Ceiling fan(s); Furnished; Wired for high-speed internet; Sheetrock walls/ceilings
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $123k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $121k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.6% in Hot Springs Village — 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 69/100 on livability (#76 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Jessieville School District (rural): math 40% / reading 43% proficiency, ranked #60 of 238 in AR (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jessieville Elementary School (math 57% / reading 42%, grade D, #93 of 454 statewide, top 23%, 368 students, 99% FRL); Jessieville High School (math 17% / reading 37%, grade F, #164 of 292 statewide, top 61%, 273 students, 99% FRL) — zoned schools average 99% FRL vs 70% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 766 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $850 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 28 days — a 2% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $95k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $121,155 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.15% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $120,276
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 La Vista Ln	0.04mi	2/1.5	1,028 (0%)	2mo	$120,000	$117	97
128 Emperado Way	0.09mi	2/1.5	1,028 (0%)	1mo	$120,000	$117	95
111 Emperado Way	0.08mi	2/1.5	1,028 (0%)	5mo	$91,000	$89	92
177 Cordero Ln	0.15mi	2/1.5	1,028 (0%)	13mo	$117,500	$114	82
43 Perralena Way	0.37mi	2/1.5	1,040 (+1%)	9mo	$122,000	$117	73
179 Cordero Ln	0.15mi	2/1.5	1,142 (+11%)	8mo	$158,000	$138	68
4 Fresca Ln	0.24mi	2/1.5	1,145 (+11%)	3mo	$132,900	$116	67
26 Tomisa Ln	0.51mi	2/2.0	1,088 (+6%)	13mo	$130,000	$119	54
16 Tomisa Ln	0.54mi	2/2.0	1,120 (+9%)	6mo	$150,000	$134	53
53 Perralena Way	0.40mi	3/1.5 (+1)	1,160 (+13%)	2mo	$120,000	$103	53
7 Perralena Ln	0.25mi	3/2.0 (+1)	1,152 (+12%)	12mo	$153,000	$133	51
18 Lonjeta Ln	0.71mi	2/1.5	1,120 (+9%)	13mo	$108,000	$96	41

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-9,233
• Equity at exit: $18,340

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $5,973
• Equity at exit: $10,635

Cash invested: $34,440 (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 71909

• Home prices YoY: -10.9%
• Active inventory: 766
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$645
• Tax from tax record: −$54 /mo · $651/yr
• Insurance: −$51
• HOA: −$204
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $167

Break-even live

Break-even rent $1,208

Max offer price $123,000

Occupancy floor 83%

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 La Vista Ln Hot Springs Village, AR	2.0	1.5	1028	$1,450	$1.41	23d	1	0.01mi
120 Emperado Way Hot Springs Village, AR	3.0	1.5	1296	$1,300	$1.00	23d	1	0.07mi
2 Dulzura Ln Hot Springs Village, AR	2.0	1.5	1120	$1,200	$1.07	44d	1	0.79mi
16 Dulzura Ln Unit 1 Hot Springs, AR	2.0	1.5	1120	$1,100	$0.98	14d	1	0.81mi
4 Astorga Cir Hot Springs Village, AR	2.0	2.0	1020	$1,500	$1.47	23d	1	1.13mi

HOA detail

• Monthly dues: $204 · $2,448/yr
• Likely covers: watertrashpool

Listing history 36 events

1. 2026-06-18
   days on market $123,000 Active 28 DOM
2. 2026-06-17
   days on market $123,000 Active 27 DOM
3. 2026-06-16
   days on market $123,000 Active 26 DOM
4. 2026-06-15
   days on market $123,000 Active 25 DOM
5. 2026-06-14
   days on market $123,000 Active 23 DOM
6. 2026-06-10
   days on market $123,000 Active 20 DOM
7. 2026-06-09
   days on market $123,000 Active 19 DOM
8. 2026-06-08
   days on market $123,000 Active 18 DOM
9. 2026-06-07
   days on market $123,000 Active 17 DOM
10. 2026-06-05
    days on market $123,000 Active 14 DOM
11. 2026-06-03
    days on market $123,000 Active 13 DOM
12. 2026-06-02
    days on market $123,000 Active 12 DOM
13. 2026-06-01
    days on market $123,000 Active 11 DOM
14. 2026-05-31
    days on market $123,000 Active 10 DOM
15. 2026-05-31
    days on market $123,000 Active 9 DOM
16. 2026-05-21
    listed $123,000 New Listing
17. 2026-03-04
    historical
18. 2025-10-22
    listed $133,000 New Listing
19. 2024-09-03
    soldstatus $95,000
20. 2024-08-30
    soldstatus $95,000 Sold 748-char remark

    Show marketing remark (748 chars)

    Opportunity knocks. .. Owner MUST sell. Updates are already done. .. .. just waiting for you to move in. Ideal for investment or personal use. New laminate flooring, new interior paint, stainless appliances, HVAC replaced 2020, water heater 2024, the list goes on and on. .. .. .. You owe it to yourself to come check it out. Convenient location to walking trail, Desoto Golf Course, Desoto Club restaurant, pickleball courts, mini golf course, outdoor swimming pool and recreation area. Just a couple miles from the West Gate and shopping amenities. Hot Springs Village Property Owner Association has a new member buy-in fee of $1500.00 due and collected at closing. Monthly townhome Association fee is $87.00 which includes weekly trash pick up.

21. 2024-08-16
    status Under Contract 748-char remark

    Show marketing remark (748 chars)

    Opportunity knocks. .. Owner MUST sell. Updates are already done. .. .. just waiting for you to move in. Ideal for investment or personal use. New laminate flooring, new interior paint, stainless appliances, HVAC replaced 2020, water heater 2024, the list goes on and on. .. .. .. You owe it to yourself to come check it out. Convenient location to walking trail, Desoto Golf Course, Desoto Club restaurant, pickleball courts, mini golf course, outdoor swimming pool and recreation area. Just a couple miles from the West Gate and shopping amenities. Hot Springs Village Property Owner Association has a new member buy-in fee of $1500.00 due and collected at closing. Monthly townhome Association fee is $87.00 which includes weekly trash pick up.

22. 2024-08-03
    historical Take Backups 748-char remark

    Show marketing remark (748 chars)

    Opportunity knocks. .. Owner MUST sell. Updates are already done. .. .. just waiting for you to move in. Ideal for investment or personal use. New laminate flooring, new interior paint, stainless appliances, HVAC replaced 2020, water heater 2024, the list goes on and on. .. .. .. You owe it to yourself to come check it out. Convenient location to walking trail, Desoto Golf Course, Desoto Club restaurant, pickleball courts, mini golf course, outdoor swimming pool and recreation area. Just a couple miles from the West Gate and shopping amenities. Hot Springs Village Property Owner Association has a new member buy-in fee of $1500.00 due and collected at closing. Monthly townhome Association fee is $87.00 which includes weekly trash pick up.

23. 2024-07-17
    price $105,900 748-char remark

    Show marketing remark (748 chars)

    Opportunity knocks. .. Owner MUST sell. Updates are already done. .. .. just waiting for you to move in. Ideal for investment or personal use. New laminate flooring, new interior paint, stainless appliances, HVAC replaced 2020, water heater 2024, the list goes on and on. .. .. .. You owe it to yourself to come check it out. Convenient location to walking trail, Desoto Golf Course, Desoto Club restaurant, pickleball courts, mini golf course, outdoor swimming pool and recreation area. Just a couple miles from the West Gate and shopping amenities. Hot Springs Village Property Owner Association has a new member buy-in fee of $1500.00 due and collected at closing. Monthly townhome Association fee is $87.00 which includes weekly trash pick up.

24. 2024-06-19
    price $112,000 748-char remark

    Show marketing remark (748 chars)

    Opportunity knocks. .. Owner MUST sell. Updates are already done. .. .. just waiting for you to move in. Ideal for investment or personal use. New laminate flooring, new interior paint, stainless appliances, HVAC replaced 2020, water heater 2024, the list goes on and on. .. .. .. You owe it to yourself to come check it out. Convenient location to walking trail, Desoto Golf Course, Desoto Club restaurant, pickleball courts, mini golf course, outdoor swimming pool and recreation area. Just a couple miles from the West Gate and shopping amenities. Hot Springs Village Property Owner Association has a new member buy-in fee of $1500.00 due and collected at closing. Monthly townhome Association fee is $87.00 which includes weekly trash pick up.

25. 2024-06-04
    status Back on Market 748-char remark

    Show marketing remark (748 chars)

    Opportunity knocks. .. Owner MUST sell. Updates are already done. .. .. just waiting for you to move in. Ideal for investment or personal use. New laminate flooring, new interior paint, stainless appliances, HVAC replaced 2020, water heater 2024, the list goes on and on. .. .. .. You owe it to yourself to come check it out. Convenient location to walking trail, Desoto Golf Course, Desoto Club restaurant, pickleball courts, mini golf course, outdoor swimming pool and recreation area. Just a couple miles from the West Gate and shopping amenities. Hot Springs Village Property Owner Association has a new member buy-in fee of $1500.00 due and collected at closing. Monthly townhome Association fee is $87.00 which includes weekly trash pick up.

26. 2024-06-01
    historical Take Backups 748-char remark

    Show marketing remark (748 chars)

    Opportunity knocks. .. Owner MUST sell. Updates are already done. .. .. just waiting for you to move in. Ideal for investment or personal use. New laminate flooring, new interior paint, stainless appliances, HVAC replaced 2020, water heater 2024, the list goes on and on. .. .. .. You owe it to yourself to come check it out. Convenient location to walking trail, Desoto Golf Course, Desoto Club restaurant, pickleball courts, mini golf course, outdoor swimming pool and recreation area. Just a couple miles from the West Gate and shopping amenities. Hot Springs Village Property Owner Association has a new member buy-in fee of $1500.00 due and collected at closing. Monthly townhome Association fee is $87.00 which includes weekly trash pick up.

27. 2024-05-08
    price $126,000 748-char remark

    Show marketing remark (748 chars)

    Opportunity knocks. .. Owner MUST sell. Updates are already done. .. .. just waiting for you to move in. Ideal for investment or personal use. New laminate flooring, new interior paint, stainless appliances, HVAC replaced 2020, water heater 2024, the list goes on and on. .. .. .. You owe it to yourself to come check it out. Convenient location to walking trail, Desoto Golf Course, Desoto Club restaurant, pickleball courts, mini golf course, outdoor swimming pool and recreation area. Just a couple miles from the West Gate and shopping amenities. Hot Springs Village Property Owner Association has a new member buy-in fee of $1500.00 due and collected at closing. Monthly townhome Association fee is $87.00 which includes weekly trash pick up.

28. 2024-02-23
    listed $128,500 New Listing 748-char remark

    Show marketing remark (748 chars)

    Opportunity knocks. .. Owner MUST sell. Updates are already done. .. .. just waiting for you to move in. Ideal for investment or personal use. New laminate flooring, new interior paint, stainless appliances, HVAC replaced 2020, water heater 2024, the list goes on and on. .. .. .. You owe it to yourself to come check it out. Convenient location to walking trail, Desoto Golf Course, Desoto Club restaurant, pickleball courts, mini golf course, outdoor swimming pool and recreation area. Just a couple miles from the West Gate and shopping amenities. Hot Springs Village Property Owner Association has a new member buy-in fee of $1500.00 due and collected at closing. Monthly townhome Association fee is $87.00 which includes weekly trash pick up.

29. 2015-07-08
    status Under Contract
30. 2015-07-06
    soldstatus $43,000 Sold
31. 2015-06-03
    listed $48,500 Active
32. 2015-03-01
    historical
33. 2014-08-08
    listed $59,900
34. 2005-09-27
    soldstatus $45,000
35. 2002-11-04
    soldstatus $55,900
36. 2000-09-07
    soldstatus $49,000

ⓘ 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: $651 · $54/mo
• Projected year-2 tax: $787 · $66/mo
• Expected delta: +$136/yr (+$11/mo · 20.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $17,030
• − Mortgage interest: −$6,890
• − Property taxes: −$651
• − Insurance: −$615
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − HOA: −$2,448
• − Depreciation: −$3,578
• Taxable income: $123
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $1,970/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: Jessieville School District
• NCES district ID: 0507920
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $44,066
• Composite: 35.16/100
• National rank: #5003
• State rank: #60 of 238 in AR

Livability — Hot Springs Village

• Score: 69/100
• State rank: #76
• US rank: #8970

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment B Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hot Springs Village, AR
• County: Saline County · 77,216 people
• City population: 18,449
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 18,449
• Household income: $75,433
• Rent vs Own: 12.0% rent · 88.0% own
• Severe rent burden: 207.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 3% Serbian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 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: ▼ -24.00%
• Current HPI: 195.9499
• Rent YoY: —
• Metro: Little Rock-North Little Rock-Conway, 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

+151.0% since first listed

21 events — show timeline

• 2026-05-21 Listed $123,000 CARMLS
• 2026-03-04 Listing Removed — CARMLS
• 2025-10-22 Listed $133,000 CARMLS
• 2024-09-03 Sold (Public Records) $95,000 Public Records
• 2024-08-30 Sold (MLS) $95,000 CARMLS
• 2024-08-16 Pending — CARMLS
• 2024-08-03 Contingent — CARMLS
• 2024-07-17 Price Changed $105,900 CARMLS
• 2024-06-19 Price Changed $112,000 CARMLS
• 2024-06-04 Relisted — CARMLS
• 2024-06-01 Contingent — CARMLS
• 2024-05-08 Price Changed $126,000 CARMLS
• 2024-02-23 Listed $128,500 CARMLS
• 2015-07-08 Pending — CARMLS
• 2015-07-06 Sold (MLS) $43,000 CARMLS
• 2015-06-03 Listed $48,500 CARMLS
• 2015-03-01 Listing Removed — CARMLS
• 2014-08-08 Listed $59,900 CARMLS
• 2005-09-27 Sold (Public Records) $45,000 Public Records
• 2002-11-04 Sold (Public Records) $55,900 Public Records
• 2000-09-07 Sold (Public Records) $49,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $651 · +38.5% YoY. Source: county tax records.