131 Fairview St · Hot Springs, AR 72901

$75,000

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 92 Days on market

Built 1930 6,969 sqft lot $130/sqft · 19% below area Est $93k · 19% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +5.9/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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 $75k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($815 rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 (+4.4%/yr); 174 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 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 $519 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 + 4.4% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $75k implies a 124% 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (median comp): $93,000
• List price: $75,000
• Delta: -19.35%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale 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%)	3mo	$138,000	$238	70

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 · 4.37% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,084
• Equity at exit: $11,183

10-year hold

• IRR: 12.1%
• Equity multiple: 2.01×
• Total profit: $21,249
• Equity at exit: $6,485

Cash invested: $21,000 (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 72901

• Rents YoY: 4.4%
• Active inventory: 174
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $815 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$29 /mo · $343/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $190

Break-even live

Break-even rent $574

Max offer price $75,000

Occupancy floor 72%

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: $18,750
• Closing costs: $2,250
• 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	43d	4	1.17mi
405 Spring St Unit 2 Hot Springs, AR	1.0	1.0	750	$750	$1.00	43d	1	1.24mi

Listing history 48 events

1. 2026-06-19
   days on market $75,000 Active 92 DOM
2. 2026-06-18
   days on market $75,000 Active 91 DOM
3. 2026-06-17
   days on market $75,000 Active 90 DOM
4. 2026-06-16
   days on market $75,000 Active 89 DOM
5. 2026-06-15
   days on market $75,000 Active 88 DOM
6. 2026-06-14
   days on market $75,000 Active 86 DOM
7. 2026-06-13
   days on market $75,000 Active 85 DOM
8. 2026-06-10
   days on market $75,000 Active 83 DOM
9. 2026-06-09
   days on market $75,000 Active 82 DOM
10. 2026-06-08
    days on market $75,000 Active 81 DOM
11. 2026-06-07
    days on market $75,000 Active 80 DOM
12. 2026-06-05
    days on market $75,000 Active 77 DOM
13. 2026-06-02
    days on market $75,000 Active 75 DOM
14. 2026-06-01
    days on market $75,000 Active 74 DOM
15. 2026-05-31
    days on market $75,000 Active 73 DOM
16. 2026-05-30
    days on market $75,000 Active 72 DOM
17. 2026-04-16
    price $75,000 239-char remark

    Show marketing remark (239 chars)

    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!

18. 2026-03-19
    listed $84,900 New Listing 239-char remark

    Show marketing remark (239 chars)

    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!

19. 2025-01-15
    historical
20. 2024-11-07
    price $19,900
21. 2024-10-18
    price $20,000
22. 2024-10-11
    listed $25,000 New Listing
23. 2023-02-15
    status Under Contract
24. 2023-02-13
    historical
25. 2022-12-09
    status Back on Market
26. 2022-12-06
    status Under Contract
27. 2022-12-02
    price $87,900
28. 2022-10-27
    price $92,900
29. 2022-08-18
    listed $99,900 New Listing
30. 2022-01-19
    historical
31. 2021-12-28
    listed $99,900 New Listing
32. 2019-01-08
    soldstatus $33,500
33. 2019-01-04
    soldstatus $33,500
34. 2019-01-04
    soldstatus $33,500 Sold
35. 2019-01-03
    status Under Contract
36. 2018-11-29
    price $37,500
37. 2018-11-13
    price $41,500
38. 2018-11-07
    price $46,500
39. 2018-10-14
    price $49,900
40. 2018-09-18
    listed $37,500
41. 2018-09-18
    listed $55,000 New Listing
42. 2018-05-01
    soldstatus $20,000
43. 2018-05-01
    soldstatus $20,000 Sold
44. 2018-04-18
    status Under Contract
45. 2018-04-17
    historical Take Backups
46. 2018-04-16
    listed $22,000
47. 2018-04-11
    listed $22,000 New Listing
48. 2000-07-19
    soldstatus $7,000

ⓘ 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: $480 · $40/mo
• Expected delta: +$137/yr (+$11/mo · 40.1%)

ⓘ 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: $9,775
• − Mortgage interest: −$4,201
• − Property taxes: −$343
• − Insurance: −$375
• − Repairs & maintenance: −$782
• − Management: −$782
• − Depreciation: −$2,182
• Taxable income: $1,110
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $2,018/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: Sebastian County · 99,312 people
• City population: 76,414
• Metro: Fort Smith, AR-OK
• Population (ZIP): 19,819
• Household income: $42,851
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 1117.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 60% Hispanic / Latino 17% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Guatemala
• Languages at home: 83% English-only · Spanish 14% Other Asian/Pacific 1% Vietnamese 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: ▼ -173.82%
• Current HPI: 172.3777
• Rent YoY: ▲ 4.37%
• Metro: Fort Smith, AR-OK
• 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

+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.