34 Alicante Way · Hot Springs Village, AR 71909

$249,900

3 bd · 2.5 ba · 2,217 sqft · SingleFamily public records · 1 Days on market

Built 1990 10,454 sqft lot $113/sqft · 27% below area Est $343k · 27% under $113/mo HOA · 6% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful one-level home in the gated community of Hot Springs Village. This home is located just two minutes from the Lake Pineda boat launch. This 3-bedroom, 2.5-bath home offers 2,217 square feet of comfortable living space. One bedroom features an additional adjoining room, perfect for a home office, sewing room, or hobby space. Enjoy relaxing in the sunroom overlooking the backyard, ideal for year-round enjoyment. The sunroom also features a bar area complete with a mini refrigerator, perfect for entertaining. A two-car garage and circular driveway provide ample parking and convenience.

Key facts

• Single level
• Built in wet bar
• Adjoining room

Tags

• SINGLE LEVEL
• STAIRS FREE LIVING
• SPLIT FLOORPLAN
• LARGE SPACIOUS KITCHEN
• BUILT IN WET BAR
• ADJOINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (22.4% below list).
• Recommended offer: $194k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Fountain Lake School District (rural): math 43% / reading 40% proficiency, ranked #49 of 238 in AR (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 770 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).
• This rent runs 31% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $193,998 (22.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.78% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 10.7

CMA / ARV

• ARV (median comp): $343,011
• List price: $249,900
• Delta: -22.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Alicante Way	0.07mi	3/2.0	2,102 (-5%)	18mo	$329,900	$157	71
4 Oporto Pl	0.16mi	2/2.5 (-1)	2,275 (+3%)	15mo	$304,000	$134	70
26 Burgos Way	0.45mi	3/2.0	2,048 (-8%)	1mo	$326,000	$159	64
3 Caborca Ln	0.36mi	3/3.0	2,271 (+2%)	22mo	$426,000	$188	58
2 Alava Way	0.51mi	4/3.0 (+1)	2,202 (-1%)	14mo	$314,000	$143	56
15 Corvera Pl	0.51mi	3/2.0	2,042 (-8%)	7mo	$286,000	$140	55
6 Oporto Pl	0.18mi	3/2.0	1,886 (-15%)	16mo	$420,000	$223	51
8 Rodrigo Ln	0.64mi	3/2.0	2,088 (-6%)	18mo	$260,000	$125	44
7 Caborca Ln	0.37mi	3/3.0	2,504 (+13%)	22mo	$505,000	$202	41
4 Acaso Ln	0.59mi	3/2.0	1,920 (-13%)	20mo	$345,000	$180	32

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-50,241
• Equity at exit: $37,261

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-56,289
• Equity at exit: $21,607

Cash invested: $69,972 (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: 770
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,940 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$158 /mo · $1,897/yr
• Insurance: −$104
• HOA: −$113
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-153

Break-even live

Break-even rent $2,134

Max offer price $222,856

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-82	+0% $-153	+5% $-224	+10% $-295
Rent	-10% $-306	-5% $-230	+0% $-153	+5% $-76	+10% $0
Rate	-1.0pp $-27	-0.5pp $-90	base $-153	+0.5pp $-218	+1.0pp $-284

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Macotera Pl Hot Springs Village, AR	3.0	2.5	1750	$1,450	$0.83	15d	1	0.65mi
4 Huesca Ln Hot Springs Village, AR	4.0	3.0	1826	$2,500	$1.37	24d	1	0.92mi

HOA detail

• Monthly dues: $113 · $1,356/yr
• Likely covers: security

Listing history 28 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   pricestatusdays on marketlisting id $249,900 New Listing 1 DOM
3. 2026-06-19
   days on market $265,000 Active 150 DOM
4. 2026-06-18
   days on market $265,000 Active 149 DOM
5. 2026-06-17
   days on market $265,000 Active 148 DOM
6. 2026-06-16
   days on market $265,000 Active 147 DOM
7. 2026-06-15
   days on market $265,000 Active 146 DOM
8. 2026-06-14
   days on market $265,000 Active 144 DOM
9. 2026-06-13
   days on market $265,000 Active 143 DOM
10. 2026-06-10
    days on market $265,000 Active 141 DOM
11. 2026-06-09
    days on market $265,000 Active 140 DOM
12. 2026-06-08
    days on market $265,000 Active 139 DOM
13. 2026-06-07
    days on market $265,000 Active 138 DOM
14. 2026-06-03
    days on market $265,000 Active 134 DOM
15. 2026-06-02
    days on market $265,000 Active 133 DOM
16. 2026-06-01
    days on market $265,000 Active 132 DOM
17. 2026-05-31
    days on market $265,000 Active 131 DOM
18. 2026-05-30
    days on market $265,000 Active 130 DOM
19. 2026-05-16
    price $265,000 598-char remark

    Show marketing remark (598 chars)

    Beautiful one-level home in the gated community of Hot Springs Village. This home is located just two minutes from the Lake Pineda boat launch. This 3-bedroom, 2.5-bath home offers 2,217 square feet of comfortable living space. One bedroom features an additional adjoining room, perfect for a home office, sewing room, or hobby space. Enjoy relaxing in the sunroom overlooking the backyard, ideal for year-round enjoyment. The sunroom also features a bar area complete with a mini refrigerator, perfect for entertaining. A two-car garage and circular driveway provide ample parking and convenience.

20. 2026-05-15
    price $265,000 598-char remark

    Show marketing remark (598 chars)

    Beautiful one-level home in the gated community of Hot Springs Village. This home is located just two minutes from the Lake Pineda boat launch. This 3-bedroom, 2.5-bath home offers 2,217 square feet of comfortable living space. One bedroom features an additional adjoining room, perfect for a home office, sewing room, or hobby space. Enjoy relaxing in the sunroom overlooking the backyard, ideal for year-round enjoyment. The sunroom also features a bar area complete with a mini refrigerator, perfect for entertaining. A two-car garage and circular driveway provide ample parking and convenience.

21. 2026-03-19
    price $274,900 598-char remark

    Show marketing remark (598 chars)

    Beautiful one-level home in the gated community of Hot Springs Village. This home is located just two minutes from the Lake Pineda boat launch. This 3-bedroom, 2.5-bath home offers 2,217 square feet of comfortable living space. One bedroom features an additional adjoining room, perfect for a home office, sewing room, or hobby space. Enjoy relaxing in the sunroom overlooking the backyard, ideal for year-round enjoyment. The sunroom also features a bar area complete with a mini refrigerator, perfect for entertaining. A two-car garage and circular driveway provide ample parking and convenience.

22. 2026-03-18
    price $274,900 598-char remark

    Show marketing remark (598 chars)

    Beautiful one-level home in the gated community of Hot Springs Village. This home is located just two minutes from the Lake Pineda boat launch. This 3-bedroom, 2.5-bath home offers 2,217 square feet of comfortable living space. One bedroom features an additional adjoining room, perfect for a home office, sewing room, or hobby space. Enjoy relaxing in the sunroom overlooking the backyard, ideal for year-round enjoyment. The sunroom also features a bar area complete with a mini refrigerator, perfect for entertaining. A two-car garage and circular driveway provide ample parking and convenience.

23. 2026-01-20
    listed $284,900 Active 598-char remark

    Show marketing remark (598 chars)

    Beautiful one-level home in the gated community of Hot Springs Village. This home is located just two minutes from the Lake Pineda boat launch. This 3-bedroom, 2.5-bath home offers 2,217 square feet of comfortable living space. One bedroom features an additional adjoining room, perfect for a home office, sewing room, or hobby space. Enjoy relaxing in the sunroom overlooking the backyard, ideal for year-round enjoyment. The sunroom also features a bar area complete with a mini refrigerator, perfect for entertaining. A two-car garage and circular driveway provide ample parking and convenience.

24. 2026-01-20
    listed $284,900 New Listing 598-char remark

    Show marketing remark (598 chars)

    Beautiful one-level home in the gated community of Hot Springs Village. This home is located just two minutes from the Lake Pineda boat launch. This 3-bedroom, 2.5-bath home offers 2,217 square feet of comfortable living space. One bedroom features an additional adjoining room, perfect for a home office, sewing room, or hobby space. Enjoy relaxing in the sunroom overlooking the backyard, ideal for year-round enjoyment. The sunroom also features a bar area complete with a mini refrigerator, perfect for entertaining. A two-car garage and circular driveway provide ample parking and convenience.

25. 2022-01-05
    soldstatus $223,000
26. 2021-12-30
    soldstatus $223,000 Sold
27. 2021-11-26
    status Under Contract
28. 2021-10-08
    listed $245,000 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: $1,897 · $158/mo
• Projected year-2 tax: $1,897 · $158/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,280
• − Mortgage interest: −$13,998
• − Property taxes: −$1,897
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − HOA: −$1,356
• − Depreciation: −$7,270
• Taxable loss: −$6,215
• Est. tax savings @ 24.0%: +$1,492
• After-tax cash flow: $-345/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: Fountain Lake School District
• NCES district ID: 0506420
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $52,435
• Composite: 35.99/100
• National rank: #4789
• State rank: #49 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

+8.2% since first listed

10 events — show timeline

• 2026-05-16 Price Changed $265,000 CARMLS
• 2026-05-15 Price Changed $265,000 HSBOR
• 2026-03-19 Price Changed $274,900 CARMLS
• 2026-03-18 Price Changed $274,900 HSBOR
• 2026-01-20 Listed $284,900 HSBOR
• 2026-01-20 Listed $284,900 CARMLS
• 2022-01-05 Sold (Public Records) $223,000 Public Records
• 2021-12-30 Sold (MLS) $223,000 CARMLS
• 2021-11-26 Pending — CARMLS
• 2021-10-08 Listed $245,000 CARMLS

Property tax history

+8.8%/yr

Latest (2025): $1,897 · -1.5% YoY. Source: county tax records.