524 Hollywood Ave · Hot Springs, AR 71901

$160,000

None bd · None ba · 1,708 sqft · MultiFamily · 61 Days on market

Built 1958 Average condition $94/sqft · 48% above area Est $108k · 48% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Prime Investment Opportunity near Oaklawn! Looking for a property with immediate rental income and upside potential? This duplex is perfectly situated very close to Oaklawn Racing Event Center and Casino, Hollywood Park, Hot Springs Bark Park, and is convenient to many dining and shopping options! Roof is only 2 years old. Side "A" is a 1/1 updated with energy-efficient windows, new mini-split AC/Heating, granite countertops, and fresh flooring throughout. It rents for $1000 month all bills included. Side "B" is a 2/1 unit that needs updating, offering a fantastic opportunity to build "sweat equity" and customize the space to maximize your return on investment. It currently rents for $750 all bills included. The duplex is on one meter. For those looking to expand their footprint, 2 adjacent lots are available separately for an additional price.

Key facts

• Fresh flooring
• Granite countertops
• Built 1958

Tags

• IMMEDIATE RENTAL INCOME
• ROOF IS ONLY 2 YEARS OLD
• NEW MINI-SPLIT AC/HEATING
• GRANITE COUNTERTOPS
• FRESH FLOORING
• DUPLEX IS ON ONE METER

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 1×2bd/1ba units multifamily listed at $160k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive. Per door: $306/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: 363 active listings in the ZIP; 7 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).
• At $2,174/mo this rent would consume 49% of the median local household income ($54k/yr) (locally 961% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.39%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $107,992
• List price: $160,000
• Delta: 48.16%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608/610 Oakcliff St	0.55mi	4/2.0	1,860 (+9%)	17mo	$55,000	$30	45
294 Woodlawn Ave	0.71mi	4/3.0	1,781 (+4%)	23mo	$199,000	$112	40

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: 7.5%
• Equity multiple: 1.29×
• Total profit: $13,068
• Equity at exit: $23,857

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $61,682
• Equity at exit: $13,834

Cash invested: $44,800 (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 71901

• Home prices YoY: -3.6%
• Active inventory: 363
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $612

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 67%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,056
1× unit	2	1	$1,118
Total (2 units)			$2,174

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	43d	1	0.52mi
410 Oakwood Ave Hot Springs, AR	2.0–3.0	2.0	1000	$999	$1.00	43d	6	0.71mi
600 Higdon Ferry Rd #300 Hot Springs, AR	2.0	2.0	1388	$1,250	$0.90	43d	1	0.75mi
210 Carl Dr Unit B6 Hot Springs National Park, AR	2.0	2.0	1350	$1,350	$1.00	43d	1	1.24mi
319 Hazel St Hot Springs National Park, AR	3.0	2.0	1743	$1,895	$1.09	43d	1	1.27mi
125 Oak St Unit 1-402 Hot Springs, AR	2.0	1.0	1150	$1,475	$1.28	43d	1	1.28mi
1036 Garland Ave Hot Springs National Park, AR	2.0	1.0	1200	$1,150	$0.96	43d	1	1.33mi

Listing history 10 events

1. 2026-06-08
   days on market $160,000 Active 61 DOM
2. 2026-06-07
   days on market $160,000 Active 60 DOM
3. 2026-06-05
   days on market $160,000 Active 57 DOM
4. 2026-06-02
   days on market $160,000 Active 55 DOM
5. 2026-06-01
   days on market $160,000 Active 54 DOM
6. 2026-05-31
   days on market $160,000 Active 53 DOM
7. 2026-05-30
   days on market $160,000 Active 52 DOM
8. 2026-04-28
   status Active 886-char remark

   Show marketing remark (886 chars)

   Prime Investment Opportunity near Oaklawn! Looking for a property with immediate rental income and upside potential? This duplex is perfectly situated very close to Oaklawn Racing Event Center and Casino, Hollywood Park, Hot Springs Bark Park, and is convenient to many dining and shopping options! Roof is only 2 years old. Side "A" is a 1/1 updated with energy-efficient windows, new mini-split AC/Heating, granite countertops, and fresh flooring throughout. It rents for $1000 month all bills included. Side "B" is a 2/1 unit that needs updating, offering a fantastic opportunity to build "sweat equity" and customize the space to maximize your return on investment. It currently rents for $750 all bills included. The duplex is on one meter. For those looking to expand their footprint, 2 adjacent lots are available separately for an additional price.

9. 2026-04-12
   historical Active Under Contract 886-char remark

   Show marketing remark (886 chars)

   Prime Investment Opportunity near Oaklawn! Looking for a property with immediate rental income and upside potential? This duplex is perfectly situated very close to Oaklawn Racing Event Center and Casino, Hollywood Park, Hot Springs Bark Park, and is convenient to many dining and shopping options! Roof is only 2 years old. Side "A" is a 1/1 updated with energy-efficient windows, new mini-split AC/Heating, granite countertops, and fresh flooring throughout. It rents for $1000 month all bills included. Side "B" is a 2/1 unit that needs updating, offering a fantastic opportunity to build "sweat equity" and customize the space to maximize your return on investment. It currently rents for $750 all bills included. The duplex is on one meter. For those looking to expand their footprint, 2 adjacent lots are available separately for an additional price.

10. 2026-04-08
    listed $160,000 Active 886-char remark

    Show marketing remark (886 chars)

    Prime Investment Opportunity near Oaklawn! Looking for a property with immediate rental income and upside potential? This duplex is perfectly situated very close to Oaklawn Racing Event Center and Casino, Hollywood Park, Hot Springs Bark Park, and is convenient to many dining and shopping options! Roof is only 2 years old. Side "A" is a 1/1 updated with energy-efficient windows, new mini-split AC/Heating, granite countertops, and fresh flooring throughout. It rents for $1000 month all bills included. Side "B" is a 2/1 unit that needs updating, offering a fantastic opportunity to build "sweat equity" and customize the space to maximize your return on investment. It currently rents for $750 all bills included. The duplex is on one meter. For those looking to expand their footprint, 2 adjacent lots are available separately for an additional price.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $26,088
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$4,655
• Taxable income: $5,097
• Est. tax owed @ 24.0%: −$1,223
• After-tax cash flow: $6,118/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This property presents a moderate renovation opportunity with average condition. Upgrading the exterior siding, kitchen cabinets, and landscaping can significantly increase its value.

Repairs flagged

• Minor Kitchen cabinets — Some wear and tear visible on the cabinets.
• Minor Bathroom fixtures — Some wear and tear visible on the fixtures.
• Minor Landscaping — Landscaping appears to be maintained but not particularly attractive.

Value-add opportunities

• Both Painting the exterior siding — Painting the exterior siding can improve the curb appeal and increase the property's value.
• Both Upgrading the kitchen cabinets — Upgrading the kitchen cabinets can improve the functionality and aesthetics of the kitchen, increasing the property's value.
• Both Upgrading the bathroom fixtures — Upgrading the bathroom fixtures can improve the functionality and aesthetics of the bathroom, increasing the property's value.
• Both Landscaping improvements — Landscaping improvements can improve the curb appeal and increase the property's value.
• Both Upgrading the HVAC system — Upgrading the HVAC system can improve the comfort and energy efficiency of the property, increasing the property's value.
• Both Landscaping improvements — Landscaping improvements can improve the curb appeal and increase the property's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Some wear and tear visible on the cabinets.	Minor	$500–3,000
Bathroom fixtures · Some wear and tear visible on the fixtures.	Minor	$500–3,000
Landscaping · Landscaping appears to be maintained but not particularly attractive.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting the exterior siding — Painting the exterior siding can improve the curb appeal and increase the property's value. ↑
• Both Upgrading the kitchen cabinets — Upgrading the kitchen cabinets can improve the functionality and aesthetics of the kitchen, increasing the property's value. ↑
• Both Upgrading the bathroom fixtures — Upgrading the bathroom fixtures can improve the functionality and aesthetics of the bathroom, increasing the property's value. ↑
• Both Landscaping improvements — Landscaping improvements can improve the curb appeal and increase the property's value. ↑
• Both Upgrading the HVAC system — Upgrading the HVAC system can improve the comfort and energy efficiency of the property, increasing the property's value. ↑
• Both Landscaping improvements — Landscaping improvements can improve the curb appeal and increase the property's value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-04-28 Relisted — HSBOR
• 2026-04-12 Contingent — HSBOR
• 2026-04-08 Listed $160,000 HSBOR