1113 W Saint Louis St · Hot Springs, AR 71913

$75,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 18 Days on market

Built 1945 Est $121k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

This is an older home in a quiet neighborhood. Friendly neighbors. I& apos; m listing it as a 2 bedroom but it could easily be a 3 bedroom, the laundry room at the back of the house is spacious and could easily serve as a 3rd bedroom, with a closet already built in.

Key facts

• Built 1945
• Listed 18 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% 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); 986 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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: 1.48% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.87%
• DSCR: 2.02
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $120,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Chitwood St	0.29mi	2/1.0	1,036 (-0%)	1mo	$120,000	$116	85
101 Hood Pl	0.13mi	3/1.0 (+1)	1,092 (+5%)	1mo	$149,000	$136	80
701 South St	0.44mi	3/1.0 (+1)	1,068 (+3%)	3mo	$90,000	$84	67
140 Cooper St Unit B2	0.65mi	2/1.0	1,027 (-1%)	2mo	$127,000	$124	66
140 Cooper St Unit 2-D	0.65mi	2/1.0	1,045 (+0%)	4mo	$121,000	$116	65
305 Beard St	0.55mi	2/1.0	992 (-5%)	4mo	$85,000	$86	64
1230 Garland Ave	0.68mi	2/1.0	1,084 (+4%)	2mo	$70,000	$65	60
401 Beard St	0.60mi	1/1.0 (-1)	976 (-6%)	3mo	$36,000	$37	55
144 Centerview St	0.30mi	3/2.0 (+1)	1,196 (+15%)	0mo	$151,000	$126	52
409 Henderson St	0.51mi	3/1.0 (+1)	1,156 (+11%)	4mo	$155,000	$134	50
503 Beard St	0.68mi	3/1.0 (+1)	1,120 (+8%)	2mo	$126,000	$113	49
1105 Richard St	0.66mi	3/1.0 (+1)	1,140 (+10%)	4mo	$127,000	$111	45

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: 19.4%
• Equity multiple: 1.82×
• Total profit: $17,278
• Equity at exit: $11,183

10-year hold

• IRR: 29.9%
• Equity multiple: 4.11×
• Total profit: $65,219
• Equity at exit: $6,485

Cash invested: $21,000 (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: 986
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,106 high
• Mortgage (P&I): −$393
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $400

Break-even live

Break-even rent $600

Max offer price $75,000

Occupancy floor 59%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Oakwood Ave Hot Springs, AR	2.0–3.0	2.0	1000	$999	$1.00	44d	6	0.39mi
1036 Garland Ave Hot Springs National Park, AR	2.0	1.0	1200	$1,150	$0.96	44d	1	0.64mi
150 Sun St Hot Springs National Park, AR	3.0	1.0	1120	$1,150	$1.03	44d	1	0.64mi
143 Alpine St Hot Springs National Park, AR	2.0	1.0	1000	$995	$0.99	44d	1	0.81mi
104 Selma St Hot Springs National Park, AR	2.0	1.0	832	$950	$1.14	44d	1	0.98mi
600 Higdon Ferry Rd #300 Hot Springs, AR	2.0	2.0	1388	$1,250	$0.90	44d	1	1.03mi
109 Alcorn St Unit A Hot Springs, AR	2.0	1.0	850	$1,295	$1.52	44d	1	1.13mi
627 Quapaw Ave Unit 2 Hot Springs, AR	1.0	1.0	775	$950	$1.23	44d	1	1.21mi
125 Oak St Unit 1-307 Hot Springs, AR	2.0	1.0	1000	$1,350	$1.35	44d	1	1.45mi
125 Oak St Unit 1-402 Hot Springs, AR	2.0	1.0	1150	$1,475	$1.28	44d	1	1.45mi
125 Oak St Unit 1-404 Hot Springs, AR	1.0	1.0	783	$1,175	$1.50	44d	1	1.45mi
125 Oak St Unit 1-306 Hot Springs, AR	2.0	1.0	970	$1,200	$1.24	44d	1	1.45mi

Listing history 14 events

1. 2026-06-19
   days on market $75,000 Active 18 DOM
2. 2026-06-18
   days on market $75,000 Active 17 DOM
3. 2026-06-17
   days on market $75,000 Active 16 DOM
4. 2026-06-16
   days on market $75,000 Active 15 DOM
5. 2026-06-15
   days on market $75,000 Active 14 DOM
6. 2026-06-14
   days on market $75,000 Active 12 DOM
7. 2026-06-13
   days on market $75,000 Active 11 DOM
8. 2026-06-10
   days on market $75,000 Active 9 DOM
9. 2026-06-09
   days on market $75,000 Active 8 DOM
10. 2026-06-08
    days on market $75,000 Active 7 DOM
11. 2026-06-07
    days on market $75,000 Active 6 DOM
12. 2026-06-05
    days on market $75,000 Active 3 DOM
13. 2026-06-01
    remarks 266-char remark
14. 2026-06-01
    listed $75,000 Active 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: $590 · $49/mo
• Projected year-2 tax: $590 · $49/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: $13,276
• − Mortgage interest: −$4,201
• − Property taxes: −$590
• − Insurance: −$375
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$2,182
• Taxable income: $3,804
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $3,890/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

1 event — show timeline

• 2026-06-01 Listed $75,000 FSBO.com

Property tax history

+3.7%/yr

Latest (2025): $590 · +6.3% YoY. Source: county tax records.