200 Mason St · Hot Springs, AR 71913

$49,000

1 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 3 Days on market

Built 1932 0.31 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

When opportunity calls, you put on a new roof and make a move! Other than that, this home is move in ready. It would make a great investment for a rental property or someone just needing their own little affordable place in the city to call home. Front yard is fenced in. ?? Wonderful flat useful backyard. Window units. ?? 1152 sq ft. 1 bedroom 1 bath. ?? Laundry room Priced to sell at $49,000.

Key facts

• Laundry room
• Fenced in front yard
• New roof

Tags

• NEW ROOF
• FENCED IN FRONT YARD
• FLAT USEFUL BACKYARD
• LAUNDRY ROOM
• DETACHED

Property features AI

Exterior

• Parking: Parking pads for 2 cars
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Property in Metes & Bounds subdivision
• Construction: Rock and frame exterior; Wood exterior; Crawl space foundation; Other roof (see remarks)
• Exterior features: Paved road access; Lot is a mix of sloped and level terrain; Located inside city limits

Interior

• Kitchen: Free-standing stove
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window units
• Interior features: Wood and laminate flooring; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $49k).
• Cap rate 17.1% 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); 981 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $339 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $26k; list at $49k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,000

Questions for the listing agent

1. Built in 1932 — 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: 1.93% ✓
• Cap rate: 17.13%
• Cash-on-cash: 38.71%
• DSCR: 2.72
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $133,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Cooper St Unit 2-D	0.11mi	2/1.0 (+1)	1,045 (-9%)	4mo	$121,000	$116	71
140 Cooper St Unit B2	0.11mi	2/1.0 (+1)	1,027 (-11%)	2mo	$127,000	$124	70
160 Cooper St Unit 17B	0.13mi	2/2.0 (+1)	1,268 (+10%)	1mo	$138,500	$109	67
100 Wisteria Pl	0.50mi	2/1.5 (+1)	1,190 (+3%)	5mo	$100,000	$84	60
335 Mason St	0.23mi	2/2.0 (+1)	1,065 (-8%)	10mo	$80,000	$75	59
121 Mccafferty St	0.43mi	2/1.0 (+1)	1,098 (-5%)	12mo	$152,000	$138	57
102 Chitwood St	0.47mi	2/1.0 (+1)	1,036 (-10%)	1mo	$120,000	$116	55
1230 Garland Ave	0.64mi	2/1.0 (+1)	1,084 (-6%)	2mo	$70,000	$65	54
111 Dahlia St	0.29mi	2/1.5 (+1)	1,314 (+14%)	9mo	$177,500	$135	49
117 Cash St	0.70mi	2/2.0 (+1)	1,092 (-5%)	11mo	$138,000	$126	40
110 Marigold	0.63mi	2/1.5 (+1)	1,288 (+12%)	5mo	$199,500	$155	40
305 Beard St	0.64mi	2/1.0 (+1)	992 (-14%)	4mo	$85,000	$86	39

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: 38.6%
• Equity multiple: 2.72×
• Total profit: $23,625
• Equity at exit: $7,306

10-year hold

• IRR: 46.6%
• Equity multiple: 6.23×
• Total profit: $71,748
• Equity at exit: $4,237

Cash invested: $13,720 (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: 981
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $443

Break-even live

Break-even rent $388

Max offer price $49,000

Occupancy floor 48%

Sensitivity live

Price	-10% $470	-5% $456	+0% $443	+5% $429	+10% $415
Rent	-10% $368	-5% $405	+0% $443	+5% $480	+10% $517
Rate	-1.0pp $467	-0.5pp $455	base $443	+0.5pp $430	+1.0pp $417

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1036 Garland Ave Hot Springs National Park, AR	2.0	1.0	1200	$1,150	$0.96	45d	1	0.78mi
410 Oakwood Ave Hot Springs, AR	2.0–3.0	2.0	1000	$999	$1.00	45d	6	1.10mi
951 Whittington Ave Hot Springs National Park, AR	2.0	1.0	950	$850	$0.89	45d	1	1.34mi
948 Whittington Ave Hot Springs, AR	1.0–2.0	1.0–1.5	800	$775	$0.97	24d	6	1.37mi

Listing history 4 events

1. 2026-06-13
   statusdays on market $49,000 Under Contract 3 DOM
2. 2026-06-10
   days on market $49,000 New Listing 2 DOM
3. 2026-06-09
   remarks 388-char remark
4. 2026-06-09
   listed $49,000 New Listing 1 DOM

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $348 · $29/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 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: $11,376
• − Mortgage interest: −$2,745
• − Property taxes: −$348
• − Insurance: −$245
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$1,425
• Taxable income: $4,793
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $4,160/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

+84.9% since first listed

3 events — show timeline

• 2026-06-08 Listed $49,000 HSBOR
• 2026-06-08 Listed $49,000 CARMLS
• 2014-09-16 Sold (Public Records) $26,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $348 · -1.3% YoY. Source: county tax records.