6 N Badalona Dr · Hot Springs Village, AR 71909

$77,000

3 bd · 2.0 ba · 1,661 sqft · SingleFamily public records · 1 Days on market

Built 1980 $115/mo HOA · 7% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Hot Springs Village opportunity in the Cartagena subdivision! This 3-bedroom, 2-bath home offers approximately 1,661 square feet, a two-car attached garage, vaulted living area with stone fireplace, kitchen with wood cabinetry, laundry area, and a glass-enclosed porch overlooking a wooded setting. Convenient to area lakes, golf, trails, shopping, dining, and community amenities. Great opportunity to personalize a home in an established gated community.

Key facts

• Community amenities
• Vaulted living area
• Wooded setting

Tags

• WOODED SETTING
• GLASS-ENCLOSED PORCH
• VAULTED LIVING AREA
• STONE FIREPLACE
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Annual taxes reported: $473
• HOA & community: Homeowners association with monthly fee of $115.79

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; One-story
• Exterior features: Gated community; Community clubhouse; Community pool; Community tennis courts; Community golf

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric central heating/air
• Interior features: Breakfast bar

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Cap rate 15.9% 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: 766 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $532 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $77,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 2.07% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.34%
• DSCR: 2.53
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $235,862
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Badalona Cir	0.07mi	3/2.5	1,584 (-5%)	10mo	$160,000	$101	78
31 Barcelona Ln	0.20mi	3/2.0	1,600 (-4%)	9mo	$250,000	$156	77
11 Ona Ln	0.51mi	3/2.0	1,652 (-0%)	2mo	$225,000	$136	74
17 La Canada Ln	0.29mi	3/2.0	1,524 (-8%)	1mo	$275,000	$180	72
22 Vilafranca Ln	0.05mi	2/2.0 (-1)	1,497 (-10%)	7mo	$255,000	$170	70
41 Barcelona Ln	0.32mi	4/2.0 (+1)	1,791 (+8%)	2mo	$255,000	$142	66
1 Bahia Ln	0.50mi	3/2.0	1,726 (+4%)	6mo	$220,000	$127	65
76 Laguna Way	0.51mi	3/2.0	1,750 (+5%)	10mo	$225,000	$129	59
75 Malaga Way	0.62mi	2/2.0 (-1)	1,620 (-2%)	5mo	$223,000	$138	57
8 Larraga Way	0.22mi	2/2.0 (-1)	1,460 (-12%)	10mo	$224,500	$154	56
85 Malaga Way	0.59mi	3/2.0	1,530 (-8%)	10mo	$222,000	$145	50
13 Silla Ln	0.71mi	2/2.0 (-1)	1,502 (-10%)	10mo	$172,500	$115	38

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: 29.8%
• Equity multiple: 2.25×
• Total profit: $26,904
• Equity at exit: $11,481

10-year hold

• IRR: 37.1%
• Equity multiple: 4.45×
• Total profit: $74,389
• Equity at exit: $6,658

Cash invested: $21,560 (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: 766
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$404
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$32
• HOA: −$115
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $617

Break-even live

Break-even rent $811

Max offer price $77,000

Occupancy floor 56%

Sensitivity live

Price	-10% $660	-5% $639	+0% $617	+5% $595	+10% $573
Rent	-10% $491	-5% $554	+0% $617	+5% $680	+10% $743
Rate	-1.0pp $656	-0.5pp $636	base $617	+0.5pp $597	+1.0pp $577

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Malaga Cir Hot Springs Village, AR	2.0	2.0	1694	$1,850	$1.09	15d	1	0.49mi
2 Dulzura Ln Hot Springs Village, AR	2.0	1.5	1120	$1,200	$1.07	45d	1	0.53mi
6 Tomino Way Hot Springs Village, AR	3.0	1.5	1549	$1,350	$0.87	15d	1	0.54mi
16 Dulzura Ln Unit 1 Hot Springs, AR	2.0	1.5	1120	$1,100	$0.98	15d	1	0.58mi
120 Emperado Way Hot Springs Village, AR	3.0	1.5	1296	$1,300	$1.00	24d	1	0.72mi
10 Frontera Cir Hot Springs Village, AR	3.0	2.0	1738	$1,385	$0.80	15d	1	1.22mi
29 Frontera Cir Hot Springs Village, AR	2.0	2.0	1179	$1,600	$1.36	24d	1	1.26mi

HOA detail

• Monthly dues: $115 · $1,380/yr
• Likely covers: security

Listing history 3 events

1. 2026-05-24
   listed $77,000 Active
2. 2005-04-14
   soldstatus $114,000
3. 1991-10-28
   soldstatus $65,999

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,073 · $89/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 5/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $19,097
• − Mortgage interest: −$4,313
• − Property taxes: −$1,073
• − Insurance: −$385
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − HOA: −$1,380
• − Depreciation: −$2,240
• Taxable income: $6,650
• Est. tax owed @ 24.0%: −$1,596
• After-tax cash flow: $5,807/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

• 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

+16.7% since first listed

3 events — show timeline

• 2026-05-24 Listed $77,000 HSBOR
• 2005-04-14 Sold (Public Records) $114,000 Public Records
• 1991-10-28 Sold (Public Records) $65,999 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,073 · +2.9% YoY. Source: county tax records.