112 Mellersh St · Hot Springs, AR 71901

$159,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 158 Days on market

Built 2013 4,356 sqft lot $155/sqft · 76% above area

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Why this score? — see what drove the D+ 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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 3-bedroom, 1-bath home, built in 2013, offers comfortable living in a convenient location near downtown. The thoughtfully designed layout makes great use of space, creating a cozy yet functional feel throughout. Outside, enjoy the benefits of a low-maintenance, fully fenced yard—ideal for relaxing, pets, or easy outdoor entertaining without the hassle. Located within walking distance to Langston Magnet School, this home combines modern construction, easy maintenance, and an ideal location close to shopping, dining, and city amenities. A great opportunity for homeowners or investors alike.

Key facts

• Low maintenance yard
• Convenient location
• Fully fenced yard

Tags

• LOW MAINTENANCE YARD
• FULLY FENCED YARD
• WALKING DISTANCE TO SCHOOL
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (10.4% below list).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: crime F, amenities F, commute 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.
• Zoned schools: Hot Springs Junior Academy (math 20% / reading 29%, grade F, #166 of 201 statewide, top 84%, 815 students, 100% FRL, charter); Hot Springs World Class High School (math 12% / reading 24%, grade F, #252 of 292 statewide, top 87%, 739 students, 100% FRL, charter) — zoned schools average 100% FRL vs 72% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 363 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% of comp listings sitting > 30 days — soft ceiling on asking rent; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).
• This rent runs 32% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

• ARV (median comp): $90,548
• List price: $159,000
• Delta: 75.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Palmetto St	0.19mi	3/1.0	1,108 (+8%)	3mo	$113,000	$102	75
404 Gaines Ave	0.43mi	2/1.0 (-1)	1,080 (+6%)	7mo	$145,000	$134	60
110 Forest Park	0.67mi	2/1.0 (-1)	1,020 (-0%)	4mo	$160,000	$157	60
170 Woodridge St	0.45mi	2/2.0 (-1)	936 (-9%)	4mo	$145,000	$155	53
166 Woodridge St	0.45mi	2/2.0 (-1)	936 (-9%)	4mo	$155,000	$166	52
109 Jackson St	0.42mi	3/2.0	1,163 (+14%)	3mo	$106,000	$91	51
324 Crescent Ave	0.29mi	2/1.0 (-1)	952 (-7%)	22mo	$75,500	$79	51
116 Nickels St	0.44mi	2/2.0 (-1)	1,120 (+9%)	5mo	$153,000	$137	51
111 Prospect Ave #10	0.70mi	2/1.0 (-1)	1,000 (-2%)	12mo	$152,000	$152	49
160 Woodridge St	0.45mi	3/2.0	1,170 (+14%)	14mo	$199,000	$170	40
213 Barrett St	0.73mi	3/2.0	1,136 (+11%)	15mo	$145,000	$128	31
408 E Belding St	0.60mi	2/1.0 (-1)	884 (-14%)	20mo	$40,000	$45	28

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-13,571
• Equity at exit: $23,707

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,660
• Equity at exit: $13,747

Cash invested: $44,520 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$834
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $193

Break-even live

Break-even rent $1,181

Max offer price $159,000

Occupancy floor 81%

Sensitivity live

Price	-10% $283	-5% $238	+0% $193	+5% $148	+10% $103
Rent	-10% $80	-5% $136	+0% $193	+5% $249	+10% $305
Rate	-1.0pp $273	-0.5pp $233	base $193	+0.5pp $152	+1.0pp $110

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Palmetto St Hot Springs National Park, AR	4.0	2.0	1244	$1,595	$1.28	45d	1	0.03mi
315 Convention Blvd Hot Springs, AR	2.0	1.0	900	$950	$1.06	45d	4	0.48mi
125 Oak St Unit 1-306 Hot Springs, AR	2.0	1.0	970	$1,200	$1.24	45d	1	0.55mi
125 Oak St Unit 1-402 Hot Springs, AR	2.0	1.0	1150	$1,475	$1.28	45d	1	0.55mi
125 Oak St Unit 1-307 Hot Springs, AR	2.0	1.0	1000	$1,350	$1.35	45d	1	0.55mi
109 Alcorn St Unit A Hot Springs, AR	2.0	1.0	850	$1,295	$1.52	46d	1	0.90mi
104 Selma St Hot Springs National Park, AR	2.0	1.0	832	$950	$1.14	45d	1	0.96mi
605 Hig Fry Rd Hot Springs National Park, AR	2.0	1.0–2.0	806	$1,400	$1.74	25d	1	1.15mi

Listing history 22 events

1. 2026-06-22
   days on market $159,000 Active 158 DOM
2. 2026-06-19
   days on market $159,000 Active 156 DOM
3. 2026-06-18
   days on market $159,000 Active 155 DOM
4. 2026-06-17
   days on market $159,000 Active 154 DOM
5. 2026-06-16
   days on market $159,000 Active 153 DOM
6. 2026-06-15
   days on market $159,000 Active 152 DOM
7. 2026-06-14
   days on market $159,000 Active 150 DOM
8. 2026-06-13
   days on market $159,000 Active 149 DOM
9. 2026-06-10
   days on market $159,000 Active 147 DOM
10. 2026-06-09
    days on market $159,000 Active 146 DOM
11. 2026-06-08
    days on market $159,000 Active 145 DOM
12. 2026-06-07
    days on market $159,000 Active 144 DOM
13. 2026-06-05
    days on market $159,000 Active 141 DOM
14. 2026-06-02
    days on market $159,000 Active 139 DOM
15. 2026-06-01
    days on market $159,000 Active 138 DOM
16. 2026-05-31
    days on market $159,000 Active 137 DOM
17. 2026-05-30
    days on market $159,000 Active 136 DOM
18. 2026-01-09
    listed $159,000 Active 622-char remark

    Show marketing remark (622 chars)

    This well-maintained 3-bedroom, 1-bath home, built in 2013, offers comfortable living in a convenient location near downtown. The thoughtfully designed layout makes great use of space, creating a cozy yet functional feel throughout. Outside, enjoy the benefits of a low-maintenance, fully fenced yard—ideal for relaxing, pets, or easy outdoor entertaining without the hassle. Located within walking distance to Langston Magnet School, this home combines modern construction, easy maintenance, and an ideal location close to shopping, dining, and city amenities. A great opportunity for homeowners or investors alike.

19. 2026-01-09
    listed $159,000 New Listing 622-char remark

    Show marketing remark (622 chars)

    This well-maintained 3-bedroom, 1-bath home, built in 2013, offers comfortable living in a convenient location near downtown. The thoughtfully designed layout makes great use of space, creating a cozy yet functional feel throughout. Outside, enjoy the benefits of a low-maintenance, fully fenced yard—ideal for relaxing, pets, or easy outdoor entertaining without the hassle. Located within walking distance to Langston Magnet School, this home combines modern construction, easy maintenance, and an ideal location close to shopping, dining, and city amenities. A great opportunity for homeowners or investors alike.

20. 2025-12-31
    historical
21. 2025-08-20
    listed $159,000 Active
22. 2025-08-19
    listed $159,000 New Listing

ⓘ 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: $392 · $33/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$626/yr (+$52/mo · 159.8%)

ⓘ 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 · 21 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: $17,095
• − Mortgage interest: −$8,906
• − Property taxes: −$392
• − Insurance: −$795
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$4,625
• Taxable loss: −$359
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $2,399/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): 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

+0.0% since first listed

5 events — show timeline

• 2026-01-09 Listed $159,000 HSBOR
• 2026-01-09 Listed $159,000 CARMLS
• 2025-12-31 Listing Removed — CARMLS
• 2025-08-20 Listed $159,000 HSBOR
• 2025-08-19 Listed $159,000 CARMLS

Property tax history

+30.5%/yr

Latest (2025): $392 · -1.3% YoY. Source: county tax records.