217 Plateau · Hot Springs, AR 71901

$115,000

2 bd · 1.5 ba · 1,222 sqft · SingleFamily public records · 14 Days on market

Built 1910 3,484 sqft lot $94/sqft · at area comps Est $150k · 23% under

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.5/10.0
• 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

Charming and well-located, this 3-bedroom, 1-bath home offers a comfortable blend of character and updates. Inside, you’ll find high ceilings, good closet space, and a large laundry room that adds everyday convenience. The living room, dining area, and primary bedroom feature newer vinyl plank flooring, providing durability and a fresh, updated look. The home is equipped with mini-split heating and air for efficient climate control, along with gas space heaters for added warmth. Situated between downtown Hot Springs and Oaklawn Racing & Gaming, with easy access to dining, entertainment, and local attractions. A great opportunity for a primary residence, rental, or investment in a highly desirable area of Hot Springs, Arkansas.

Key facts

• Good closet space
• Gas space heaters
• Large laundry room

Tags

• HIGH CEILINGS
• GOOD CLOSET SPACE
• LARGE LAUNDRY ROOM
• NEWER VINYL PLANK FLOORING
• MINI-SPLIT HEATING AND AIR
• GAS SPACE HEATERS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.1% 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: 363 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 93% 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 $795 of loan paydown is wiped out by about $3k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $115k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $115,000

Questions for the listing agent

1. Built in 1910 — 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: 1.05% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.95%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (median comp): $150,128
• List price: $115,000
• Delta: -20.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Jackson St	0.29mi	3/2.0 (+1)	1,163 (-5%)	3mo	$106,000	$91	69
200 Washington St	0.38mi	3/2.0 (+1)	1,180 (-3%)	5mo	$155,000	$131	65
212 Oak St	0.15mi	3/1.5 (+1)	1,362 (+12%)	9mo	$185,000	$136	61
117 Lincoln St	0.57mi	3/2.0 (+1)	1,178 (-4%)	1mo	$169,900	$144	59
605 Second St	0.66mi	3/1.5 (+1)	1,261 (+3%)	0mo	$30,000	$24	58
119 Barker St	0.28mi	2/2.0	1,370 (+12%)	9mo	$169,700	$124	57
331 Crescent Ave	0.71mi	3/2.0 (+1)	1,228 (+0%)	4mo	$207,495	$169	56
319 Linwood Ave	0.52mi	3/1.0 (+1)	1,260 (+3%)	12mo	$149,000	$118	53
404 Gaines Ave	0.46mi	2/1.0	1,080 (-12%)	7mo	$145,000	$134	52
624 Prospect Ave	0.64mi	2/1.0	1,114 (-9%)	9mo	$225,000	$202	46
411 Palmetto St	0.66mi	3/1.0 (+1)	1,108 (-9%)	3mo	$113,000	$102	44
313 Laser St	0.75mi	2/1.0	1,092 (-11%)	8mo	$129,500	$119	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,673
• Equity at exit: $17,147

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $20,252
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$603
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $267

Break-even live

Break-even rent $871

Max offer price $115,000

Occupancy floor 73%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Oak St Unit 1-402 Hot Springs, AR	2.0	1.0	1150	$1,475	$1.28	44d	1	0.18mi
125 Oak St Unit 1-306 Hot Springs, AR	2.0	1.0	970	$1,200	$1.24	44d	1	0.18mi
125 Oak St Unit 1-404 Hot Springs, AR	1.0	1.0	783	$1,175	$1.50	44d	1	0.18mi
125 Oak St Unit 1-307 Hot Springs, AR	2.0	1.0	1000	$1,350	$1.35	44d	1	0.18mi
627 Quapaw Ave Unit 2 Hot Springs, AR	1.0	1.0	775	$950	$1.23	44d	1	0.42mi
104 Selma St Hot Springs National Park, AR	2.0	1.0	832	$950	$1.14	44d	1	0.58mi
315 Convention Blvd Hot Springs, AR	2.0	1.0	900	$950	$1.06	44d	4	0.61mi
405 Spring St Unit 2 Hot Springs, AR	1.0	1.0	750	$750	$1.00	44d	1	0.62mi
109 Alcorn St Unit A Hot Springs, AR	2.0	1.0	850	$1,295	$1.52	44d	1	0.63mi
1036 Garland Ave Hot Springs National Park, AR	2.0	1.0	1200	$1,150	$0.96	44d	1	1.04mi
103 Juniper Pl Hot Springs National Park, AR	3.0	1.0	1056	$1,250	$1.18	44d	1	1.34mi
410 Oakwood Ave Hot Springs, AR	2.0–3.0	2.0	1000	$999	$1.00	44d	6	1.35mi
605 Hig Fry Rd Hot Springs National Park, AR	2.0	1.0–2.0	806	$1,400	$1.74	23d	1	1.45mi
143 Alpine St Hot Springs National Park, AR	2.0	1.0	1000	$995	$0.99	44d	1	1.50mi

Listing history 26 events

1. 2026-06-19
   days on market $115,000 Active 14 DOM
2. 2026-06-18
   days on market $115,000 Active 13 DOM
3. 2026-06-17
   days on market $115,000 Active 12 DOM
4. 2026-06-16
   days on market $115,000 Active 11 DOM
5. 2026-06-15
   days on market $115,000 Active 10 DOM
6. 2026-06-14
   days on market $115,000 Active 8 DOM
7. 2026-06-13
   statusdays on market $115,000 Active 7 DOM
8. 2026-06-10
   days on market $115,000 New Listing 5 DOM
9. 2026-06-09
   days on market $115,000 New Listing 4 DOM
10. 2026-06-08
    days on market $115,000 New Listing 3 DOM
11. 2026-06-07
    pricestatusdays on marketlisting id $115,000 New Listing 2 DOM
12. 2026-06-03
    listing id $119,900 Active 137 DOM
13. 2026-06-02
    days on market $119,900 Active 137 DOM
14. 2026-06-01
    days on market $119,900 Active 136 DOM
15. 2026-05-31
    days on market $119,900 Active 135 DOM
16. 2026-05-30
    days on market $119,900 Active 134 DOM
17. 2026-05-01
    price $119,900 748-char remark

    Show marketing remark (748 chars)

    Charming and well-located, this 3-bedroom, 1-bath home offers a comfortable blend of character and updates. Inside, you’ll find high ceilings, good closet space, and a large laundry room that adds everyday convenience. The living room, dining area, and primary bedroom feature newer vinyl plank flooring, providing durability and a fresh, updated look. The home is equipped with mini-split heating and air for efficient climate control, along with gas space heaters for added warmth. Situated between downtown Hot Springs and Oaklawn Racing & Gaming, with easy access to dining, entertainment, and local attractions. A great opportunity for a primary residence, rental, or investment in a highly desirable area of Hot Springs, Arkansas.

18. 2026-04-30
    price $119,900 748-char remark

    Show marketing remark (748 chars)

    Charming and well-located, this 3-bedroom, 1-bath home offers a comfortable blend of character and updates. Inside, you’ll find high ceilings, good closet space, and a large laundry room that adds everyday convenience. The living room, dining area, and primary bedroom feature newer vinyl plank flooring, providing durability and a fresh, updated look. The home is equipped with mini-split heating and air for efficient climate control, along with gas space heaters for added warmth. Situated between downtown Hot Springs and Oaklawn Racing & Gaming, with easy access to dining, entertainment, and local attractions. A great opportunity for a primary residence, rental, or investment in a highly desirable area of Hot Springs, Arkansas.

19. 2026-03-31
    price $129,900 748-char remark

    Show marketing remark (748 chars)

    Charming and well-located, this 3-bedroom, 1-bath home offers a comfortable blend of character and updates. Inside, you’ll find high ceilings, good closet space, and a large laundry room that adds everyday convenience. The living room, dining area, and primary bedroom feature newer vinyl plank flooring, providing durability and a fresh, updated look. The home is equipped with mini-split heating and air for efficient climate control, along with gas space heaters for added warmth. Situated between downtown Hot Springs and Oaklawn Racing & Gaming, with easy access to dining, entertainment, and local attractions. A great opportunity for a primary residence, rental, or investment in a highly desirable area of Hot Springs, Arkansas.

20. 2026-03-30
    price $129,900 748-char remark

    Show marketing remark (748 chars)

    Charming and well-located, this 3-bedroom, 1-bath home offers a comfortable blend of character and updates. Inside, you’ll find high ceilings, good closet space, and a large laundry room that adds everyday convenience. The living room, dining area, and primary bedroom feature newer vinyl plank flooring, providing durability and a fresh, updated look. The home is equipped with mini-split heating and air for efficient climate control, along with gas space heaters for added warmth. Situated between downtown Hot Springs and Oaklawn Racing & Gaming, with easy access to dining, entertainment, and local attractions. A great opportunity for a primary residence, rental, or investment in a highly desirable area of Hot Springs, Arkansas.

21. 2026-02-22
    price $139,900 748-char remark

    Show marketing remark (748 chars)

    Charming and well-located, this 3-bedroom, 1-bath home offers a comfortable blend of character and updates. Inside, you’ll find high ceilings, good closet space, and a large laundry room that adds everyday convenience. The living room, dining area, and primary bedroom feature newer vinyl plank flooring, providing durability and a fresh, updated look. The home is equipped with mini-split heating and air for efficient climate control, along with gas space heaters for added warmth. Situated between downtown Hot Springs and Oaklawn Racing & Gaming, with easy access to dining, entertainment, and local attractions. A great opportunity for a primary residence, rental, or investment in a highly desirable area of Hot Springs, Arkansas.

22. 2026-02-22
    price $139,900 748-char remark

    Show marketing remark (748 chars)

    Charming and well-located, this 3-bedroom, 1-bath home offers a comfortable blend of character and updates. Inside, you’ll find high ceilings, good closet space, and a large laundry room that adds everyday convenience. The living room, dining area, and primary bedroom feature newer vinyl plank flooring, providing durability and a fresh, updated look. The home is equipped with mini-split heating and air for efficient climate control, along with gas space heaters for added warmth. Situated between downtown Hot Springs and Oaklawn Racing & Gaming, with easy access to dining, entertainment, and local attractions. A great opportunity for a primary residence, rental, or investment in a highly desirable area of Hot Springs, Arkansas.

23. 2026-01-16
    listed $145,000 Active 748-char remark

    Show marketing remark (748 chars)

    Charming and well-located, this 3-bedroom, 1-bath home offers a comfortable blend of character and updates. Inside, you’ll find high ceilings, good closet space, and a large laundry room that adds everyday convenience. The living room, dining area, and primary bedroom feature newer vinyl plank flooring, providing durability and a fresh, updated look. The home is equipped with mini-split heating and air for efficient climate control, along with gas space heaters for added warmth. Situated between downtown Hot Springs and Oaklawn Racing & Gaming, with easy access to dining, entertainment, and local attractions. A great opportunity for a primary residence, rental, or investment in a highly desirable area of Hot Springs, Arkansas.

24. 2026-01-16
    listed $145,000 New Listing 748-char remark

    Show marketing remark (748 chars)

    Charming and well-located, this 3-bedroom, 1-bath home offers a comfortable blend of character and updates. Inside, you’ll find high ceilings, good closet space, and a large laundry room that adds everyday convenience. The living room, dining area, and primary bedroom feature newer vinyl plank flooring, providing durability and a fresh, updated look. The home is equipped with mini-split heating and air for efficient climate control, along with gas space heaters for added warmth. Situated between downtown Hot Springs and Oaklawn Racing & Gaming, with easy access to dining, entertainment, and local attractions. A great opportunity for a primary residence, rental, or investment in a highly desirable area of Hot Springs, Arkansas.

25. 2006-12-12
    soldstatus $35,000
26. 2004-02-09
    soldstatus $45,000

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$292/yr (+$24/mo · 65.7%)

ⓘ 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: $14,507
• − Mortgage interest: −$6,442
• − Property taxes: −$444
• − Insurance: −$575
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$3,345
• Taxable income: $1,380
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $2,874/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

+166.4% since first listed

10 events — show timeline

• 2026-05-01 Price Changed $119,900 CARMLS
• 2026-04-30 Price Changed $119,900 HSBOR
• 2026-03-31 Price Changed $129,900 CARMLS
• 2026-03-30 Price Changed $129,900 HSBOR
• 2026-02-22 Price Changed $139,900 CARMLS
• 2026-02-22 Price Changed $139,900 HSBOR
• 2026-01-16 Listed $145,000 HSBOR
• 2026-01-16 Listed $145,000 CARMLS
• 2006-12-12 Sold (Public Records) $35,000 Public Records
• 2004-02-09 Sold (Public Records) $45,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $444 · +6.3% YoY. Source: county tax records.