305 Oakwood Ave · Hot Springs, AR 71913

$135,000

4 bd · 2.0 ba · 1,005 sqft · SingleFamily public records · 3 Days on market

Built 1946 6,098 sqft lot Est $124k · 9% 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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +5.2/10.0
• Rent growth +4.1/5.0
• ARV discount +3.4/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

EAR OAKLAWN TRACK. . 3BR 2 bath $70,000!!! neat clean with mostly carpet flooring, master BR on main level, bonus room for hobby, play room or computer room; large backyard with fencing, storage building, deck. . newer windows. . plenty of room for free standing covered parking. . walk to Track, church, school. .

Key facts

• Large back deck
• Wide streets
• Storage building

Tags

• WIDE STREETS
• MATURE TREES
• EASY DRIVE TO THE BYPASS
• EASY DRIVE TO DOWNTOWN
• LARGE BACK DECK
• STORAGE BUILDING

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; 2 stories
• Construction: Stucco exterior; Composition roof; Slab foundation
• Exterior features: Deck; Porch; Storage structure

Interior

• Kitchen: Dishwasher; Electric range; Cooktop
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Ceiling fans
• Interior features: Eat-in kitchen; Pantry
• Laundry & utility: Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.7% 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; 2 comparable units currently listed for rent nearby; 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y ago 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.
• Current owner paid $70k; list at $135k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $135,000

Questions for the listing agent

1. Built in 1946 — 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: 1.02% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $123,615
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Hood Pl	0.42mi	3/1.0 (-1)	1,092 (+9%)	1mo	$149,000	$136	56
1105 Summer	0.36mi	3/1.5 (-1)	1,018 (+1%)	23mo	$155,000	$152	55
1116 Greenwood Ave	0.73mi	3/1.0 (-1)	960 (-4%)	14mo	$40,000	$42	38
118 Prichard	0.44mi	3/1.0 (-1)	925 (-8%)	23mo	$114,000	$123	38
704 Summer St	0.61mi	3/1.5 (-1)	1,110 (+10%)	23mo	$130,000	$117	28
604 Third St	0.73mi	3/1.0 (-1)	860 (-14%)	15mo	$75,000	$87	21

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $452
• Equity at exit: $20,129

10-year hold

• IRR: 12.9%
• Equity multiple: 2.17×
• Total profit: $44,344
• Equity at exit: $11,672

Cash invested: $37,800 (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 71913

• Home prices YoY: -33.9%
• Rents YoY: 6.4%
• Active inventory: 986
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $274

Break-even live

Break-even rent $1,032

Max offer price $135,000

Occupancy floor 75%

Sensitivity live

Price	-10% $350	-5% $312	+0% $274	+5% $236	+10% $198
Rent	-10% $165	-5% $220	+0% $274	+5% $329	+10% $383
Rate	-1.0pp $342	-0.5pp $308	base $274	+0.5pp $239	+1.0pp $203

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Oakwood Ave Hot Springs, AR	2.0–3.0	2.0	1000	$1,200	$1.20	44d	6	0.15mi
150 Sun St Hot Springs National Park, AR	3.0	1.0	1120	$1,150	$1.03	44d	1	1.02mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $135,000 Under Contract 3 DOM
2. 2026-06-05
   days on market $135,000 New Listing 2 DOM
3. 2026-06-03
   statuslisting id $135,000 New Listing 1 DOM
4. 2026-06-02
   remarks 487-char remark
5. 2026-06-02
   listed $135,000 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: $617 · $51/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: +$247/yr (+$21/mo · 40.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,552
• − Mortgage interest: −$7,562
• − Property taxes: −$617
• − Insurance: −$675
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$3,927
• Taxable income: $1,122
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $3,019/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

+274.5% since first listed

14 events — show timeline

• 2026-06-01 Listed $135,000 HSBOR
• 2023-01-14 Listing Removed — CARMLS
• 2022-08-17 Listed $135,000 CARMLS
• 2018-02-07 Sold (MLS) $70,000 HSBOR
• 2018-02-07 Sold (MLS) $70,000 CARMLS
• 2018-01-22 Pending — CARMLS
• 2018-01-15 Listed $70,000 HSBOR
• 2017-11-29 Listed $70,000 CARMLS
• 2012-10-01 Sold (MLS) $85,000 CARMLS
• 2012-09-13 Listing Removed — CARMLS
• 2012-03-05 Listed $94,900 CARMLS
• 2007-10-30 Sold (Public Records) $54,000 Public Records
• 1997-08-11 Sold (Public Records) $47,000 Public Records
• 1992-09-14 Sold (Public Records) $36,045 Public Records

Property tax history

+25.6%/yr

Latest (2025): $617 · +6.3% YoY. Source: county tax records.