501 Blakely Camp Rd · Hot Springs Village, AR 71949

$59,000

3 bd · 1.0 ba · 2,704 sqft · SingleFamily public records · 148 Days on market

Built 1950 0.71 ac lot $22/sqft · 48% below area Est $114k · 48% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.6/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a large home full of potential. It needs a complete renovation/remodeling. Sits on . 71 of an acre. Appliances do not convey. Great for an investor! * As is, no owner financing, no rent to own *

Key facts

• 0.71 acre lot
• Built 1950
• Listed 148 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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.
• Jessieville School District (rural): math 40% / reading 43% proficiency, ranked #60 of 238 in AR (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($408 loan paydown + $2k appreciation (3.3% local appreciation)).
• Garland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y ago; this cycle's ask has dropped $40k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.26% ✓
• Cap rate: 19.29%
• Cash-on-cash: 46.40%
• DSCR: 3.06
• GRM: 3.7

CMA / ARV

• ARV (median comp): $113,943
• List price: $59,000
• Delta: -48.22%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Blakely Camp Rd	0.00mi	3/1.0	2,700 (-0%)	0mo	$59,000	$22	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.0%
• Equity multiple: 3.95×
• Total profit: $48,723
• Equity at exit: $27,492

10-year hold

• IRR: 51.4%
• Equity multiple: 7.98×
• Total profit: $115,367
• Equity at exit: $43,132

Cash invested: $16,520 (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 71949

• Home prices YoY: 1.4%
• Active inventory: 12
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $639

Break-even live

Break-even rent $527

Max offer price $59,000

Occupancy floor 47%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-05
   statusdays on market $59,000 Under Contract 148 DOM
2. 2026-06-03
   days on market $59,000 Active 147 DOM
3. 2026-06-02
   days on market $59,000 Active 146 DOM
4. 2026-06-01
   days on market $59,000 Active 145 DOM
5. 2026-05-31
   days on market $59,000 Active 144 DOM
6. 2026-05-31
   days on market $59,000 Active 143 DOM
7. 2026-04-28
   price $59,000 205-char remark

   Show marketing remark (205 chars)

   This is a large home full of potential. It needs a complete renovation/remodeling. Sits on . 71 of an acre. Appliances do not convey. Great for an investor! * As is, no owner financing, no rent to own *

8. 2026-02-13
   price $79,000 205-char remark

   Show marketing remark (205 chars)

   This is a large home full of potential. It needs a complete renovation/remodeling. Sits on . 71 of an acre. Appliances do not convey. Great for an investor! * As is, no owner financing, no rent to own *

9. 2026-01-07
   listed $99,000 New Listing 205-char remark

   Show marketing remark (205 chars)

   This is a large home full of potential. It needs a complete renovation/remodeling. Sits on . 71 of an acre. Appliances do not convey. Great for an investor! * As is, no owner financing, no rent to own *

10. 2024-10-11
    soldstatus $59,900 Sold 242-char remark

    Show marketing remark (242 chars)

    4 bed home featuring 1 full and 2 half bath and almost an acre in Jessieville School District. Excellent for a large family. Single family or duplex. Great opportunity for Commercial use. Schedule a showing before it's gone! Being sold AS IS.

11. 2024-10-11
    soldstatus $59,900

    Show marketing remark (242 chars)

    4 bed home featuring 1 full and 2 half bath and almost an acre in Jessieville School District. Excellent for a large family. Single family or duplex. Great opportunity for Commercial use. Schedule a showing before it's gone! Being sold AS IS.

12. 2024-10-07
    status Pending (FC, SS, REO) 242-char remark

    Show marketing remark (242 chars)

    4 bed home featuring 1 full and 2 half bath and almost an acre in Jessieville School District. Excellent for a large family. Single family or duplex. Great opportunity for Commercial use. Schedule a showing before it's gone! Being sold AS IS.

13. 2024-09-26
    listed $59,900
14. 2024-08-21
    price $59,900
15. 2024-07-17
    price $59,900 242-char remark

    Show marketing remark (242 chars)

    4 bed home featuring 1 full and 2 half bath and almost an acre in Jessieville School District. Excellent for a large family. Single family or duplex. Great opportunity for Commercial use. Schedule a showing before it's gone! Being sold AS IS.

16. 2024-06-11
    price $69,900
17. 2024-06-09
    price $69,900 242-char remark

    Show marketing remark (242 chars)

    4 bed home featuring 1 full and 2 half bath and almost an acre in Jessieville School District. Excellent for a large family. Single family or duplex. Great opportunity for Commercial use. Schedule a showing before it's gone! Being sold AS IS.

18. 2024-03-26
    listed $89,900 New Listing 242-char remark

    Show marketing remark (242 chars)

    4 bed home featuring 1 full and 2 half bath and almost an acre in Jessieville School District. Excellent for a large family. Single family or duplex. Great opportunity for Commercial use. Schedule a showing before it's gone! Being sold AS IS.

19. 2022-09-30
    historical
20. 2022-09-28
    status Back on Market
21. 2022-09-27
    status Under Contract
22. 2022-09-15
    price $59,900
23. 2022-09-14
    status Price Change
24. 2022-06-17
    historical
25. 2022-06-08
    historical
26. 2022-06-08
    listed $89,900 New Listing
27. 2022-06-05
    price $89,900
28. 2022-05-01
    price $104,900
29. 2022-04-04
    price $109,900
30. 2022-03-23
    price $119,900
31. 2022-02-04
    listed $129,900 New Listing
32. 2014-07-03
    soldstatus $29,500
33. 2014-06-18
    historical
34. 2014-03-13
    listed $29,900

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $986 · $82/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $16,025
• − Mortgage interest: −$3,305
• − Property taxes: −$986
• − Insurance: −$295
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$1,716
• Taxable income: $7,158
• Est. tax owed @ 24.0%: −$1,718
• After-tax cash flow: $5,948/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: Jessieville School District
• NCES district ID: 0507920
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $44,066
• Composite: 35.16/100
• National rank: #5003
• State rank: #60 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

• City population: 18,449
• Population (ZIP): 1,075

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Native American 3%
• Common ancestry: Slovak 3% Lithuanian 1% Serbian 1%
• Languages at home: 99% English-only · 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: ▲ 3.29%
• Current HPI: 241.7763
• Rent YoY: —
• Metro: —
• 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

+97.3% since first listed

28 events — show timeline

• 2026-04-28 Price Changed $59,000 CARMLS
• 2026-02-13 Price Changed $79,000 CARMLS
• 2026-01-07 Listed $99,000 CARMLS
• 2024-10-11 Sold (MLS) $59,900 HSBOR
• 2024-10-11 Sold (MLS) $59,900 CARMLS
• 2024-10-07 Pending — CARMLS
• 2024-09-26 Listed $59,900 HSBOR
• 2024-08-21 Price Changed $59,900 HSBOR
• 2024-07-17 Price Changed $59,900 CARMLS
• 2024-06-11 Price Changed $69,900 HSBOR
• 2024-06-09 Price Changed $69,900 CARMLS
• 2024-03-26 Listed $89,900 CARMLS
• 2022-09-30 Listing Removed — CARMLS
• 2022-09-28 Relisted — CARMLS
• 2022-09-27 Pending — CARMLS
• 2022-09-15 Price Changed $59,900 CARMLS
• 2022-09-14 Relisted — CARMLS
• 2022-06-17 Listing Removed — CARMLS
• 2022-06-08 Listed $89,900 CARMLS
• 2022-06-08 Listing Removed — CARMLS
• 2022-06-05 Price Changed $89,900 CARMLS
• 2022-05-01 Price Changed $104,900 CARMLS
• 2022-04-04 Price Changed $109,900 CARMLS
• 2022-03-23 Price Changed $119,900 CARMLS
• 2022-02-04 Listed $129,900 CARMLS
• 2014-07-03 Sold (MLS) $29,500 CARMLS
• 2014-06-18 Listing Removed — CARMLS
• 2014-03-13 Listed $29,900 CARMLS

Property tax history

+10.7%/yr

Latest (2025): $986 · -1.3% YoY. Source: county tax records.