144 La Vista Ln · Hot Springs Village, AR 71909

$135,000

3 bd · 1.5 ba · 1,350 sqft · Townhouse public records · 34 Days on market

Built 1971 1,306 sqft lot $100/sqft · 8% above area Est $125k · 8% over $87/mo HOA · 6% 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.5/10.0
• ARV discount +4.0/15.0
• 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

Welcome to this beautifully updated 3-bedroom, 2-bath townhome in the heart of Hot Springs Village! Perfectly situated next to the Desoto Golf Course and just moments from Lake Desoto, this location offers the ideal blend of relaxation and convenience. Inside, you’ll love the spacious layout filled with natural light, durable LVP flooring throughout, a stylish updated kitchen, and plenty of storage space. Whether you’re looking for a full-time residence, weekend getaway, or investment opportunity, this low-maintenance home checks all the boxes. Plus, this is your chance to secure an incredible deal with this property being offered as a short sale. Opportunities like this don&rsq

Key facts

• Lake desoto
• Durable lvp flooring
• Updated townhome

Tags

• UPDATED TOWNHOME
• DESOTO GOLF COURSE
• LAKE DESOTO
• DURABLE LVP FLOORING
• STYLISH UPDATED KITCHEN
• PLENTY OF STORAGE SPACE

Property features AI

Finance

• Other: Property size listed as approximately 1,350 (source: tax records)
• HOA & community: HOA fee collected monthly ($87); Community amenities include swimming pools, tennis courts, playground, clubhouse and picnic area; Mandatory HOA fee

Exterior

• Parking: Parking pad; 1-car parking
• Security: Gated entrance
• Utilities: Property owners association provides water; Community sewer
• Home design: Single-family property; Entry level details not provided; Facing direction not provided
• Construction: Wood construction; Crawl space foundation
• Exterior features: Wood exterior; Composition roof; Paved road access; Level lot

Interior

• Kitchen: Microwave; Electric range; Dishwasher; Refrigerator stays
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling; Central electric heat; Heat pump
• Interior features: Carpet, tile, and laminate flooring; Den/Family room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: schools D+, amenities F, commute 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.
• Market conditions: 766 active listings in the ZIP; 7 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 $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 34 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 3y 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

• 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.15% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (median comp): $125,203
• List price: $135,000
• Delta: 7.82%
• 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
168 Cordero Ln	0.10mi	3/2.5	1,350 (0%)	2mo	$181,500	$134	90
190 Cordero Ln	0.08mi	3/1.5	1,270 (-6%)	5mo	$168,000	$132	82
189 Cordero Ln	0.08mi	3/2.5	1,270 (-6%)	1mo	$165,000	$130	82
11 Vaqueria Ln	0.27mi	3/2.0	1,336 (-1%)	3mo	$110,000	$82	81
13 Destino Way	0.31mi	3/2.0	1,296 (-4%)	4mo	$63,000	$49	74
33 Vaqueria Ln	0.17mi	3/2.0	1,240 (-8%)	6mo	$120,000	$97	72
25 Tomisa Ln	0.49mi	3/2.0	1,440 (+7%)	0mo	$163,500	$114	63
53 Perralena Way	0.41mi	3/1.5	1,160 (-14%)	2mo	$120,000	$103	56
2 Tomisa Ln	0.57mi	2/1.5 (-1)	1,260 (-7%)	3mo	$60,000	$48	55
35 Destino Way	0.36mi	3/2.0	1,504 (+11%)	9mo	$116,500	$77	55
5 Gailosa Ln	0.52mi	2/1.5 (-1)	1,260 (-7%)	9mo	$155,000	$123	52
22 Reddina Ln	0.57mi	3/2.0	1,476 (+9%)	10mo	$192,000	$130	47

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,144
• Equity at exit: $20,129

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $23,576
• 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 71909

• Home prices YoY: -10.9%
• Active inventory: 766
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$708
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$56
• HOA: −$87
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $310

Break-even live

Break-even rent $1,159

Max offer price $135,000

Occupancy floor 75%

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: —

Rent comps 7 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
6 Tomino Way Hot Springs Village, AR	3.0	1.5	1549	$1,350	$0.87	14d	1	0.40mi
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
16 Malaga Cir Hot Springs Village, AR	2.0	2.0	1694	$1,850	$1.09	14d	1	1.04mi
4 Astorga Cir Hot Springs Village, AR	2.0	2.0	1020	$1,500	$1.47	23d	1	1.13mi

HOA detail

• Monthly dues: $87 · $1,044/yr

Listing history 50 events

1. 2026-06-18
   days on market $135,000 Active 34 DOM
2. 2026-06-17
   days on market $135,000 Active 33 DOM
3. 2026-06-16
   days on market $135,000 Active 32 DOM
4. 2026-06-15
   days on market $135,000 Active 31 DOM
5. 2026-06-14
   days on market $135,000 Active 29 DOM
6. 2026-06-10
   days on market $135,000 Active 26 DOM
7. 2026-06-09
   days on market $135,000 Active 25 DOM
8. 2026-06-08
   days on market $135,000 Active 24 DOM
9. 2026-06-07
   days on market $135,000 Active 23 DOM
10. 2026-06-05
    days on market $135,000 Active 20 DOM
11. 2026-06-03
    days on market $135,000 Active 19 DOM
12. 2026-06-02
    days on market $135,000 Active 18 DOM
13. 2026-06-01
    days on market $135,000 Active 17 DOM
14. 2026-05-31
    days on market $135,000 Active 16 DOM
15. 2026-05-31
    days on market $135,000 Active 15 DOM
16. 2026-05-15
    listed $135,000 New Listing 779-char remark
17. 2026-05-15
    historical
18. 2026-05-02
    status Active
19. 2026-05-02
    historical
20. 2026-04-28
    status Active
21. 2026-04-28
    historical
22. 2026-04-25
    status Active
23. 2026-04-25
    historical
24. 2026-04-20
    status Active
25. 2026-04-20
    historical
26. 2026-03-19
    listed $139,900 New Listing
27. 2026-03-19
    historical
28. 2026-03-18
    status Active
29. 2026-03-18
    historical
30. 2026-03-17
    status Active
31. 2026-03-17
    historical
32. 2026-03-02
    status Back on Market
33. 2026-02-07
    historical Take Backups
34. 2026-02-07
    historical
35. 2026-02-03
    historical Take Backups
36. 2026-01-31
    status Active
37. 2026-01-31
    historical
38. 2025-11-26
    listed $139,900 New Listing
39. 2025-11-20
    historical
40. 2025-10-03
    status Back on Market
41. 2025-09-25
    historical Take Backups
42. 2025-09-17
    listed $137,000 New Listing
43. 2025-09-17
    historical
44. 2025-07-30
    price $137,000
45. 2025-07-21
    listed $139,900 New Listing
46. 2023-12-18
    soldstatus $139,900 Sold
47. 2023-11-09
    status Under Contract
48. 2023-10-25
    price $139,900
49. 2023-10-16
    price $149,900
50. 2023-10-16
    status Price Change

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: +$91/yr (+$8/mo · 11.7%)

ⓘ 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: $18,611
• − Mortgage interest: −$7,562
• − Property taxes: −$773
• − Insurance: −$675
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − HOA: −$1,044
• − Depreciation: −$3,927
• Taxable income: $1,652
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $3,319/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

+136.8% since first listed

39 events — show timeline

• 2026-05-15 Listed $135,000 CARMLS
• 2026-05-15 Listing Removed — CARMLS
• 2026-05-02 Relisted — CARMLS
• 2026-05-02 Listing Removed — CARMLS
• 2026-04-28 Relisted — CARMLS
• 2026-04-28 Listing Removed — CARMLS
• 2026-04-25 Relisted — CARMLS
• 2026-04-25 Listing Removed — CARMLS
• 2026-04-20 Relisted — CARMLS
• 2026-04-20 Listing Removed — CARMLS
• 2026-03-19 Listed $139,900 CARMLS
• 2026-03-19 Listing Removed — CARMLS
• 2026-03-18 Relisted — CARMLS
• 2026-03-18 Listing Removed — CARMLS
• 2026-03-17 Relisted — CARMLS
• 2026-03-17 Listing Removed — CARMLS
• 2026-03-02 Relisted — CARMLS
• 2026-02-07 Contingent — CARMLS
• 2026-02-07 Listing Removed — CARMLS
• 2026-02-03 Contingent — CARMLS
• 2026-01-31 Relisted — CARMLS
• 2026-01-31 Listing Removed — CARMLS
• 2025-11-26 Listed $139,900 CARMLS
• 2025-11-20 Listing Removed — CARMLS
• 2025-10-03 Relisted — CARMLS
• 2025-09-25 Contingent — CARMLS
• 2025-09-17 Listing Removed — CARMLS
• 2025-09-17 Listed $137,000 CARMLS
• 2025-07-30 Price Changed $137,000 CARMLS
• 2025-07-21 Listed $139,900 CARMLS
• 2023-12-18 Sold (MLS) $139,900 CARMLS
• 2023-11-09 Pending — CARMLS
• 2023-10-25 Price Changed $139,900 CARMLS
• 2023-10-16 Price Changed $149,900 CARMLS
• 2023-10-16 Relisted — CARMLS
• 2023-10-06 Listing Removed — CARMLS
• 2023-09-25 Price Changed $157,500 CARMLS
• 2023-09-08 Listed $160,000 CARMLS
• 1998-12-11 Sold (Public Records) $57,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $773 · -1.4% YoY. Source: county tax records.