7201 Park Ave · Fountain Lake, AR 71901

$169,000

2 bd · 2.0 ba · 1,446 sqft · SingleFamily public records · 264 Days on market

Built 1931 0.91 ac lot $117/sqft · 18% below area Est $207k · 18% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This remodeled home blends historic character with today’s comforts, just minutes from downtown Hot Springs and major highways. Inside you’ll find 2 bedrooms, 2 baths, a flexible office (or extra bedroom/game room), a cozy kitchen/dining area, and a bright den with large windows overlooking the yard. The fenced backyard features a new deck shaded by majestic oaks, creating the perfect spot for kids and pets to play. The property also offers pear, peach, plum, and fig trees, giving you fresh fruit right at home. A detached garage, storage building, and drive-through carport add convenience. Enjoy peaceful country living with easy access to city amenities!

Key facts

• Storage building
• New deck
• Fenced backyard

Tags

• REMODELED HOME
• FENCED BACKYARD
• NEW DECK
• DETACHED GARAGE
• STORAGE BUILDING
• DRIVE-THROUGH CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-54 ($-653/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (27.7% below list).
• Recommended offer: $122k (27.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#256 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, 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.
• Zoned schools: Fountain Lake Elementary (math 55% / reading 35%, grade D-, #138 of 454 statewide, top 31%, 514 students, 54% FRL); Fountain Lake Middle School Cobra Digital Prep Academy (math 45% / reading 47%, grade D+, #53 of 201 statewide, top 28%, 429 students, 44% FRL, charter); Fountain Lake Charter High School (math 27% / reading 33%, grade F, #138 of 292 statewide, top 48%, 406 students, 32% FRL, charter) — zoned schools at 43% FRL track the district average.
• Market conditions: 363 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; list at $169k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,183 (27.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1931 — 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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 11.5

CMA / ARV

• ARV (median comp): $206,835
• List price: $169,000
• Delta: -18.29%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-30,926
• Equity at exit: $25,198

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-31,690
• Equity at exit: $14,612

Cash invested: $47,320 (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 71901

• Home prices YoY: -3.6%
• Active inventory: 363
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-54

Break-even live

Break-even rent $1,291

Max offer price $159,381

Occupancy floor 99%

Sensitivity live

Price	-10% $41	-5% $-7	+0% $-54	+5% $-102	+10% $-150
Rent	-10% $-151	-5% $-103	+0% $-54	+5% $-6	+10% $42
Rate	-1.0pp $31	-0.5pp $-11	base $-54	+0.5pp $-98	+1.0pp $-143

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $169,000 Active 264 DOM
2. 2026-06-19
   days on market $169,000 Active 262 DOM
3. 2026-06-18
   days on market $169,000 Active 261 DOM
4. 2026-06-17
   days on market $169,000 Active 260 DOM
5. 2026-06-16
   days on market $169,000 Active 259 DOM
6. 2026-06-15
   days on market $169,000 Active 258 DOM
7. 2026-06-14
   days on market $169,000 Active 256 DOM
8. 2026-06-13
   days on market $169,000 Active 255 DOM
9. 2026-06-10
   days on market $169,000 Active 253 DOM
10. 2026-06-09
    days on market $169,000 Active 252 DOM
11. 2026-06-08
    days on market $169,000 Active 251 DOM
12. 2026-06-07
    days on market $169,000 Active 250 DOM
13. 2026-06-03
    days on market $169,000 Active 246 DOM
14. 2026-06-02
    days on market $169,000 Active 245 DOM
15. 2026-06-01
    days on market $169,000 Active 244 DOM
16. 2026-05-31
    days on market $169,000 Active 243 DOM
17. 2026-05-30
    days on market $169,000 Active 242 DOM
18. 2026-05-13
    price $169,000 674-char remark

    Show marketing remark (674 chars)

    This remodeled home blends historic character with today’s comforts, just minutes from downtown Hot Springs and major highways. Inside you’ll find 2 bedrooms, 2 baths, a flexible office (or extra bedroom/game room), a cozy kitchen/dining area, and a bright den with large windows overlooking the yard. The fenced backyard features a new deck shaded by majestic oaks, creating the perfect spot for kids and pets to play. The property also offers pear, peach, plum, and fig trees, giving you fresh fruit right at home. A detached garage, storage building, and drive-through carport add convenience. Enjoy peaceful country living with easy access to city amenities!

19. 2026-05-12
    price $169,000 674-char remark

    Show marketing remark (674 chars)

    This remodeled home blends historic character with today’s comforts, just minutes from downtown Hot Springs and major highways. Inside you’ll find 2 bedrooms, 2 baths, a flexible office (or extra bedroom/game room), a cozy kitchen/dining area, and a bright den with large windows overlooking the yard. The fenced backyard features a new deck shaded by majestic oaks, creating the perfect spot for kids and pets to play. The property also offers pear, peach, plum, and fig trees, giving you fresh fruit right at home. A detached garage, storage building, and drive-through carport add convenience. Enjoy peaceful country living with easy access to city amenities!

20. 2026-03-24
    price $177,500 674-char remark

    Show marketing remark (674 chars)

    This remodeled home blends historic character with today’s comforts, just minutes from downtown Hot Springs and major highways. Inside you’ll find 2 bedrooms, 2 baths, a flexible office (or extra bedroom/game room), a cozy kitchen/dining area, and a bright den with large windows overlooking the yard. The fenced backyard features a new deck shaded by majestic oaks, creating the perfect spot for kids and pets to play. The property also offers pear, peach, plum, and fig trees, giving you fresh fruit right at home. A detached garage, storage building, and drive-through carport add convenience. Enjoy peaceful country living with easy access to city amenities!

21. 2026-03-24
    price $177,500 674-char remark

    Show marketing remark (674 chars)

    This remodeled home blends historic character with today’s comforts, just minutes from downtown Hot Springs and major highways. Inside you’ll find 2 bedrooms, 2 baths, a flexible office (or extra bedroom/game room), a cozy kitchen/dining area, and a bright den with large windows overlooking the yard. The fenced backyard features a new deck shaded by majestic oaks, creating the perfect spot for kids and pets to play. The property also offers pear, peach, plum, and fig trees, giving you fresh fruit right at home. A detached garage, storage building, and drive-through carport add convenience. Enjoy peaceful country living with easy access to city amenities!

22. 2025-12-20
    price $179,500 674-char remark

    Show marketing remark (674 chars)

    This remodeled home blends historic character with today’s comforts, just minutes from downtown Hot Springs and major highways. Inside you’ll find 2 bedrooms, 2 baths, a flexible office (or extra bedroom/game room), a cozy kitchen/dining area, and a bright den with large windows overlooking the yard. The fenced backyard features a new deck shaded by majestic oaks, creating the perfect spot for kids and pets to play. The property also offers pear, peach, plum, and fig trees, giving you fresh fruit right at home. A detached garage, storage building, and drive-through carport add convenience. Enjoy peaceful country living with easy access to city amenities!

23. 2025-12-19
    price $179,500 674-char remark

    Show marketing remark (674 chars)

    This remodeled home blends historic character with today’s comforts, just minutes from downtown Hot Springs and major highways. Inside you’ll find 2 bedrooms, 2 baths, a flexible office (or extra bedroom/game room), a cozy kitchen/dining area, and a bright den with large windows overlooking the yard. The fenced backyard features a new deck shaded by majestic oaks, creating the perfect spot for kids and pets to play. The property also offers pear, peach, plum, and fig trees, giving you fresh fruit right at home. A detached garage, storage building, and drive-through carport add convenience. Enjoy peaceful country living with easy access to city amenities!

24. 2025-09-30
    listed $183,500 Active 674-char remark

    Show marketing remark (674 chars)

    This remodeled home blends historic character with today’s comforts, just minutes from downtown Hot Springs and major highways. Inside you’ll find 2 bedrooms, 2 baths, a flexible office (or extra bedroom/game room), a cozy kitchen/dining area, and a bright den with large windows overlooking the yard. The fenced backyard features a new deck shaded by majestic oaks, creating the perfect spot for kids and pets to play. The property also offers pear, peach, plum, and fig trees, giving you fresh fruit right at home. A detached garage, storage building, and drive-through carport add convenience. Enjoy peaceful country living with easy access to city amenities!

25. 2025-09-29
    listed $183,500 New Listing 674-char remark

    Show marketing remark (674 chars)

    This remodeled home blends historic character with today’s comforts, just minutes from downtown Hot Springs and major highways. Inside you’ll find 2 bedrooms, 2 baths, a flexible office (or extra bedroom/game room), a cozy kitchen/dining area, and a bright den with large windows overlooking the yard. The fenced backyard features a new deck shaded by majestic oaks, creating the perfect spot for kids and pets to play. The property also offers pear, peach, plum, and fig trees, giving you fresh fruit right at home. A detached garage, storage building, and drive-through carport add convenience. Enjoy peaceful country living with easy access to city amenities!

26. 2025-09-12
    historical
27. 2025-08-07
    listed $200,000 New Listing
28. 2013-08-26
    soldstatus $73,000
29. 2013-08-22
    soldstatus $72,800
30. 2013-07-03
    historical
31. 2013-06-15
    listed $71,500
32. 2011-06-07
    soldstatus $60,000

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $1,082 · $90/mo
• Expected delta: +$325/yr (+$27/mo · 43.0%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $14,662
• − Mortgage interest: −$9,467
• − Property taxes: −$756
• − Insurance: −$845
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$4,916
• Taxable loss: −$3,668
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $227/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 — Fountain Lake

• Score: 61/100
• State rank: #256
• US rank: #18433

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountain Lake, AR
• County: Garland County · 76,414 people
• Metro: Hot Springs, AR
• Population (ZIP): 28,937
• Household income: $53,514
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 961.0

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 (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%

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

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

+181.7% since first listed

15 events — show timeline

• 2026-05-13 Price Changed $169,000 CARMLS
• 2026-05-12 Price Changed $169,000 HSBOR
• 2026-03-24 Price Changed $177,500 CARMLS
• 2026-03-24 Price Changed $177,500 HSBOR
• 2025-12-20 Price Changed $179,500 CARMLS
• 2025-12-19 Price Changed $179,500 HSBOR
• 2025-09-30 Listed $183,500 HSBOR
• 2025-09-29 Listed $183,500 CARMLS
• 2025-09-12 Listing Removed — CARMLS
• 2025-08-07 Listed $200,000 CARMLS
• 2013-08-26 Sold (Public Records) $73,000 Public Records
• 2013-08-22 Sold (MLS) $72,800 CARMLS
• 2013-07-03 Listing Removed — CARMLS
• 2013-06-15 Listed $71,500 CARMLS
• 2011-06-07 Sold (Public Records) $60,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $756 · +2.5% YoY. Source: county tax records.