2021 Riverside · Hot Springs Village, AR 72087

$149,000

3 bd · 2.0 ba · 1,800 sqft · Manufactured public records · 7 Days on market

Built 2004 0.40 ac lot

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Why this score? — see what drove the B+ 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Stop and take a look at 2021 Riverside in Lonsdale, Arkansas! On almost half an acre, this 3 bedroom 2 bath modular home has been updated with lots of new features offering a fresh start for its next owner. Enjoy a brand-new architectural roof, all new flooring and fresh paint throughout. Additional updates include a new water heater, air handler, and light fixtures. Bathrooms have been remodeled and have new toilets and faucets. Did I mention the deck, vaulted ceiling, crown molding and the fireplace (decorative only) in the living area? With its upgrades and move-in ready condition, this home is a must-see. (Home is being sold "as-is" and there is no disclosure as seller has n

Key facts

• Fresh paint
• New flooring
• New water heater

Tags

• NEW ARCHITECTURAL ROOF
• NEW FLOORING
• FRESH PAINT
• NEW WATER HEATER
• NEW AIR HANDLER
• NEW LIGHT FIXTURES

Property features AI

Finance

• Other: Approx. lot dimensions: 114 x 201 x 94 x 201; Approx. acreage: 0.4 acres; Square footage source: Tax records; Source of acreage: Courthouse
• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: Parking pads for 2 cars
• Utilities: Public sewer; Public water; Electric service via cooperative
• Home design: Modular home on a permanent foundation
• Construction: Brick and other exterior materials; Crawl space foundation; Composition roof with architectural shingles
• Exterior features: Deck; Corner lot in a subdivision; Paved road access

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Dryer connection (electric); Electric water heater; Walk-in closet(s); Decorative/non-functional fireplace; Sheetrock walls; Vaulted ceiling
• Laundry & utility: Laundry area; Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 12.3% 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.
• 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: 16 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.5% local appreciation)).
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 12y 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 $48k; list at $149k implies a 210% gain — meaningful room to come down on a strong offer.

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 $149,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.42% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.2%
• Equity multiple: 3.27×
• Total profit: $94,853
• Equity at exit: $98,563

10-year hold

• IRR: 31.4%
• Equity multiple: 6.77×
• Total profit: $240,876
• Equity at exit: $183,126

Cash invested: $41,720 (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 72087

• Home prices YoY: 2.2%
• Active inventory: 16
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,122 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $742

Break-even live

Break-even rent $1,182

Max offer price $149,000

Occupancy floor 60%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Campana Ln Hot Springs Village, AR	3.0	2.0	2368	$2,450	$1.03	14d	1	1.01mi
20 Charca Way Hot Springs Village, AR	3.0	2.0	2023	$2,000	$0.99	14d	1	1.12mi
16 Arista Ln Hot Springs Village, AR	3.0	2.0	1700	$1,900	$1.12	14d	1	1.39mi

Listing history 7 events

1. 2026-06-19
   statusdays on market $149,000 Active 7 DOM
2. 2026-06-18
   days on market $149,000 New Listing 6 DOM
3. 2026-06-17
   days on market $149,000 New Listing 5 DOM
4. 2026-06-16
   days on market $149,000 New Listing 4 DOM
5. 2026-06-15
   days on market $149,000 New Listing 3 DOM
6. 2026-06-13
   remarks 689-char remark
7. 2026-06-13
   listed $149,000 New Listing 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: $1,087 · $91/mo
• Projected year-2 tax: $1,087 · $91/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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,459
• − Mortgage interest: −$8,346
• − Property taxes: −$1,087
• − Insurance: −$745
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$4,335
• Taxable income: $6,873
• Est. tax owed @ 24.0%: −$1,649
• After-tax cash flow: $7,255/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
• City population: 18,449
• Population (ZIP): 1,588

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 1%
• Common ancestry: Italian 1% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.52%
• Current HPI: 301.8114
• 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

+186.5% since first listed

15 events — show timeline

• 2026-06-12 Listed $149,000 CARMLS
• 2016-06-02 Listing Removed — CARMLS
• 2016-04-07 Listed $92,500 CARMLS
• 2015-09-11 Listing Removed — CARMLS
• 2015-09-08 Relisted — CARMLS
• 2015-08-16 Listing Removed — CARMLS
• 2015-07-21 Relisted — CARMLS
• 2015-07-15 Contingent — CARMLS
• 2015-06-08 Listed $95,000 CARMLS
• 2015-04-10 Sold (MLS) $48,000 CARMLS
• 2015-04-02 Listing Removed — CARMLS
• 2015-04-01 Listed $48,000 CARMLS
• 2014-12-27 Listing Removed — CARMLS
• 2014-02-12 Listed $59,000 CARMLS
• 2002-12-30 Sold (Public Records) $52,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $1,087 · +6.3% YoY. Source: county tax records.