131 Fairview St · Hot Springs, AR 71901

$65,000

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 142 Days on market

Built 1930 Fair condition 6,969 sqft lot $113/sqft · 31% below area Est $94k · 31% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome opportunity for a cash flowing rental or first time home. 2 bed 1 bath and a carport. Fully updated. LVP flooring throughout. Stainless steel appliances. Fully fenced backyard. Carport. Tenant occupied. Schedule your showing today!

Key facts

• Fully updated
• Carport
• Lvp flooring

Tags

• FULLY UPDATED
• LVP FLOORING
• STAINLESS STEEL APPLIANCES
• FULLY FENCED BACKYARD
• CARPORT
• DETACHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 2.9% 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: crime F, amenities F, commute 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.
• Zoned schools: Hot Springs Junior Academy (math 20% / reading 29%, grade F, #166 of 201 statewide, top 84%, 815 students, 100% FRL, charter); Hot Springs World Class High School (math 12% / reading 24%, grade F, #252 of 292 statewide, top 87%, 739 students, 100% FRL, charter) — zoned schools average 100% FRL vs 72% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 447 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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $20k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $65k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.54% ✓
• Cap rate: 13.57%
• Cash-on-cash: 26.00%
• DSCR: 2.16
• GRM: 5.4

CMA / ARV

• ARV (median comp): $94,104
• List price: $65,000
• Delta: -30.93%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Trivista Left St	0.46mi	1/1.0 (-1)	580 (+1%)	5mo	$138,000	$238	68
420 E Belding St	0.23mi	2/1.0	648 (+12%)	28mo	$58,000	$90	48
558 Summer St	1.47mi	2/1.5	583 (+1%)	35mo	$65,000	$111	41
132 Hansford St	1.33mi	2/1.0	720 (+25%)	4mo	$50,000	$69	37
204 Oakcliff St	0.72mi	1/1.0 (-1)	708 (+23%)	5mo	$93,000	$131	32
804 Illinois St	1.27mi	2/1.0	640 (+11%)	32mo	$55,000	$86	26
207 Bellview St	0.84mi	1/1.0 (-1)	646 (+12%)	17mo	$50,000	$77	26
239 Leonard	1.50mi	2/1.0	672 (+17%)	23mo	$72,000	$107	21
111 Prospect #6	1.26mi	1/1.0 (-1)	465 (-19%)	19mo	$132,500	$285	19
111 Prospect Ave #36	1.26mi	1/1.5 (-1)	509 (-12%)	29mo	$132,500	$260	19
560 Summer St	1.47mi	1/1.0 (-1)	482 (-16%)	35mo	$65,000	$135	15

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: 19.7%
• Equity multiple: 1.80×
• Total profit: $14,565
• Equity at exit: $9,692

10-year hold

• IRR: 27.9%
• Equity multiple: 3.47×
• Total profit: $44,952
• Equity at exit: $5,620

Cash invested: $18,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $65,000 ($125/sqft)
• Median days on market: 12 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +30.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71901

• Home prices YoY: -3.6%
• Active inventory: 447
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$29 /mo · $343/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $394

Break-even live

Break-even rent $502

Max offer price $65,000

Occupancy floor 56%

Sensitivity live

Price	-10% $431	-5% $413	+0% $394	+5% $376	+10% $358
Rent	-10% $315	-5% $355	+0% $394	+5% $434	+10% $473
Rate	-1.0pp $427	-0.5pp $411	base $394	+0.5pp $377	+1.0pp $360

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: $16,250
• Closing costs: $1,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Convention Blvd Hot Springs, AR	2.0	1.0	900	$950	$1.06	16d	4	1.17mi
405 Spring St Unit 2 Hot Springs, AR	1.0	1.0	750	$750	$1.00	93d	1	1.24mi

Listing history 50 events

1. 2026-08-08
   days on market $65,000 Active 142 DOM
2. 2026-08-07
   days on market $65,000 Active 141 DOM
3. 2026-08-06
   days on market $65,000 Active 140 DOM
4. 2026-08-05
   days on market $65,000 Active 139 DOM
5. 2026-08-04
   days on market $65,000 Active 138 DOM
6. 2026-08-03
   days on market $65,000 Active 137 DOM
7. 2026-07-31
   days on market $65,000 Active 134 DOM
8. 2026-07-29
   days on market $65,000 Active 132 DOM
9. 2026-07-27
   days on market $65,000 Active 130 DOM
10. 2026-07-25
    days on market $65,000 Active 128 DOM
11. 2026-07-23
    days on market $65,000 Active 126 DOM
12. 2026-07-22
    days on market $65,000 Active 125 DOM
13. 2026-07-21
    days on market $65,000 Active 124 DOM
14. 2026-07-18
    days on market $65,000 Active 121 DOM
15. 2026-07-16
    days on market $65,000 Active 119 DOM
16. 2026-07-16
    days on market $65,000 Active 118 DOM
17. 2026-07-14
    days on market $65,000 Active 117 DOM
18. 2026-07-13
    days on market $65,000 Active 116 DOM
19. 2026-07-12
    days on market $65,000 Active 115 DOM
20. 2026-07-11
    days on market $65,000 Active 114 DOM
21. 2026-07-10
    days on market $65,000 Active 113 DOM
22. 2026-07-09
    days on market $65,000 Active 112 DOM
23. 2026-07-08
    days on market $65,000 Active 111 DOM
24. 2026-07-07
    days on market $65,000 Active 110 DOM
25. 2026-07-06
    days on market $65,000 Active 109 DOM
26. 2026-07-05
    days on market $65,000 Active 108 DOM
27. 2026-07-04
    days on market $65,000 Active 107 DOM
28. 2026-07-03
    days on market $65,000 Active 106 DOM
29. 2026-07-02
    statusdays on market $65,000 Active 105 DOM
30. 2026-07-01
    days on market $65,000 Price Change 104 DOM
31. 2026-06-30
    days on market $65,000 Price Change 103 DOM
32. 2026-06-29
    days on market $65,000 Price Change 102 DOM
33. 2026-06-28
    days on market $65,000 Price Change 101 DOM
34. 2026-06-28
    days on market $65,000 Price Change 100 DOM
35. 2026-06-27
    days on market $65,000 Price Change 99 DOM
36. 2026-06-26
    pricestatusdays on market $65,000 Price Change 98 DOM
37. 2026-06-23
    days on market $75,000 Active 95 DOM
38. 2026-06-22
    days on market $75,000 Active 94 DOM
39. 2026-06-19
    days on market $75,000 Active 92 DOM
40. 2026-06-18
    days on market $75,000 Active 91 DOM
41. 2026-06-17
    days on market $75,000 Active 90 DOM
42. 2026-06-16
    days on market $75,000 Active 89 DOM
43. 2026-06-15
    days on market $75,000 Active 88 DOM
44. 2026-06-14
    days on market $75,000 Active 86 DOM
45. 2026-06-13
    days on market $75,000 Active 85 DOM
46. 2026-06-10
    days on market $75,000 Active 83 DOM
47. 2026-06-09
    days on market $75,000 Active 82 DOM
48. 2026-06-08
    days on market $75,000 Active 81 DOM
49. 2026-06-07
    days on market $75,000 Active 80 DOM
50. 2026-06-05
    days on market $75,000 Active 77 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: $343 · $29/mo
• Projected year-2 tax: $416 · $35/mo
• Expected delta: +$73/yr (+$6/mo · 21.4%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $12,013
• − Mortgage interest: −$3,641
• − Property taxes: −$343
• − Insurance: −$325
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$1,891
• Taxable income: $3,891
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $3,798/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $14,400–$25,920 screening

A fair condition home with moderate rehab needs, offering good potential for both resale and rental value with some cosmetic updates.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate Appliances stainless steel

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Moderate exterior siding — Weathered and discolored
• Minor interior walls — Some paint wear

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Paint interior walls — Improves appearance and value ↑
• Both Organize kitchen — Creates a more inviting and functional space ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 18/100

Zoned Schools

High Hot Springs World Class High School F AR #252/292 Nat'l #14,759/17,239

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

C Composite livability gradescore 65/100

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 · 100,343 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: 7% of renters

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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%

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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%

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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

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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

+971.4% since first listed

32 events — show timeline

• 2026-04-16 Price Changed $75,000 CARMLS
• 2026-03-19 Listed $84,900 CARMLS
• 2025-01-15 Listing Removed — CARMLS
• 2024-11-07 Price Changed $19,900 CARMLS
• 2024-10-18 Price Changed $20,000 CARMLS
• 2024-10-11 Listed $25,000 CARMLS
• 2023-02-15 Pending — CARMLS
• 2023-02-13 Listing Removed — CARMLS
• 2022-12-09 Relisted — CARMLS
• 2022-12-06 Pending — CARMLS
• 2022-12-02 Price Changed $87,900 CARMLS
• 2022-10-27 Price Changed $92,900 CARMLS
• 2022-08-18 Listed $99,900 CARMLS
• 2022-01-19 Listing Removed — CARMLS
• 2021-12-28 Listed $99,900 CARMLS
• 2019-01-08 Sold (Public Records) $33,500 Public Records
• 2019-01-04 Sold (MLS) $33,500 CARMLS
• 2019-01-04 Sold (MLS) $33,500 HSBOR
• 2019-01-03 Pending — CARMLS
• 2018-11-29 Price Changed $37,500 CARMLS
• 2018-11-13 Price Changed $41,500 CARMLS
• 2018-11-07 Price Changed $46,500 CARMLS
• 2018-10-14 Price Changed $49,900 CARMLS
• 2018-09-18 Listed $55,000 CARMLS
• 2018-09-18 Listed $37,500 HSBOR
• 2018-05-01 Sold (MLS) $20,000 CARMLS
• 2018-05-01 Sold (MLS) $20,000 HSBOR
• 2018-04-18 Pending — CARMLS
• 2018-04-17 Contingent — CARMLS
• 2018-04-16 Listed $22,000 HSBOR
• 2018-04-11 Listed $22,000 CARMLS
• 2000-07-19 Sold (Public Records) $7,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $343 · -1.3% YoY. Source: county tax records.