504 W Glazy Peau · Hot Springs, AR 71909

$230,995

4 bd · 3.0 ba · 1,982 sqft · SingleFamily · 92 Days on market

Built 1976 Fair condition 2.65 ac lot Garage $117/sqft · 34% below area Est $351k · 34% 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 +11.3/30.0
• Schools +4.0/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This is 2 homes on 2.65 acres Main home is Approx. 1232 Sqft . 2 bedroom 2 bath with Arkansas Room and wood fireplace. Second living Space is detached from Main home is a 2 bedroom 1 bath home with a 1 car garage with storage area. Also a work shop Approx 12x12. City water In fountain lake school district Its a must see!!

Key facts

• Wood fireplace
• City water
• Work shop

Tags

• WOOD FIREPLACE
• DETACHED LIVING SPACE
• WORK SHOP
• CITY WATER
• FOUNTAIN LAKE SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $231k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (17.2% below list).
• Recommended offer: $191k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• 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: 899 active listings in the ZIP; solid renter incomes; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).
• This rent runs 30% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 92 days — a 9% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $191,172 (17.2% 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 92 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.83% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $351,428
• List price: $230,995
• Delta: -34.27%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Lydia Ln	0.08mi	3/2.0 (-1)	2,000 (+1%)	7mo	$380,000	$190	80
160 Turtle Creek Rd	2.23mi	3/2.0 (-1)	1,960 (-1%)	9mo	$120,000	$61	47
196 Casual Pl	1.29mi	3/2.5 (-1)	1,923 (-3%)	8mo	$339,000	$176	46
190 Turtle Creek Rd	2.21mi	3/2.0 (-1)	1,848 (-7%)	10mo	$230,000	$124	37
383 Brookhill Ranch Rd	2.13mi	4/2.0	1,890 (-5%)	20mo	$190,000	$101	37
49 Cordoba Way	2.21mi	3/3.0 (-1)	1,728 (-13%)	5mo	$234,900	$136	35
549 Tall Timber Rd	1.51mi	3/2.0 (-1)	1,822 (-8%)	15mo	$148,000	$81	30
114 Burl Rd	0.88mi	2/2.0 (-2)	1,890 (-5%)	38mo	$238,000	$126	23
Tall Timber Rd	1.87mi	3/2.0 (-1)	1,790 (-10%)	34mo	$485,000	$271	20
222 Crepe Myrtle	0.59mi	3/2.0 (-1)	1,584 (-20%)	47mo	$158,250	$100	18
53 Cordoba Way	2.18mi	3/2.5 (-1)	1,697 (-14%)	33mo	$235,000	$138	14
1599 Walnut Vly	2.18mi	3/2.0 (-1)	1,456 (-26%)	49mo	$160,000	$110	11

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-42,886
• Equity at exit: $34,442

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-44,288
• Equity at exit: $19,972

Cash invested: $64,679 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

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

ZIP-level market 71909

• Home prices YoY: -10.9%
• Active inventory: 899
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$1,211
• Tax est. 1.5%: −$289 /mo · $3,465/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-86

Break-even live

Break-even rent $2,021

Max offer price $218,537

Occupancy floor 100%

Sensitivity live

Price	-10% $74	-5% $-6	+0% $-86	+5% $-166	+10% $-246
Rent	-10% $-237	-5% $-162	+0% $-86	+5% $-11	+10% $65
Rate	-1.0pp $30	-0.5pp $-27	base $-86	+0.5pp $-146	+1.0pp $-207

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: $57,749
• Closing costs: $6,930
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Approximately 1,982 square feetApproximately 2.65 acre lot

Exterior

• Parking: Garage
• Utilities: SepticPublic waterElectric service (Entergy)
• Home design: Brick and frame exterior with metal/vinyl siding
• Construction: 3-tab shingle roofSlab foundation
• Exterior features: Level lotDirt road access

Interior

• Kitchen: Free-standing stoveRefrigerator stays
• Flooring: TileLaminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heatingCentral coolingWindow units
• Interior features: Tile and laminate floorsWood-burning prefabricated fireplaceIn-law quartersLaundry room
• Laundry & utility: Laundry room

Listing history 50 events

1. 2026-08-08
   days on market $230,995 Active 92 DOM
2. 2026-08-07
   days on market $230,995 Active 91 DOM
3. 2026-08-06
   days on market $230,995 Active 90 DOM
4. 2026-08-05
   days on market $230,995 Active 89 DOM
5. 2026-08-04
   days on market $230,995 Active 88 DOM
6. 2026-08-03
   days on market $230,995 Active 87 DOM
7. 2026-07-31
   days on market $230,995 Active 84 DOM
8. 2026-07-30
   days on market $230,995 Active 83 DOM
9. 2026-07-29
   days on market $230,995 Active 82 DOM
10. 2026-07-27
    days on market $230,995 Active 80 DOM
11. 2026-07-25
    days on market $230,995 Active 78 DOM
12. 2026-07-23
    days on market $230,995 Active 76 DOM
13. 2026-07-22
    days on market $230,995 Active 75 DOM
14. 2026-07-21
    days on market $230,995 Active 74 DOM
15. 2026-07-18
    days on market $230,995 Active 71 DOM
16. 2026-07-16
    days on market $230,995 Active 69 DOM
17. 2026-07-16
    days on market $230,995 Active 68 DOM
18. 2026-07-14
    days on market $230,995 Active 67 DOM
19. 2026-07-13
    days on market $230,995 Active 66 DOM
20. 2026-07-12
    days on market $230,995 Active 65 DOM
21. 2026-07-11
    days on market $230,995 Active 64 DOM
22. 2026-07-10
    days on market $230,995 Active 63 DOM
23. 2026-07-09
    days on market $230,995 Active 62 DOM
24. 2026-07-08
    days on market $230,995 Active 61 DOM
25. 2026-07-07
    days on market $230,995 Active 60 DOM
26. 2026-07-06
    days on market $230,995 Active 59 DOM
27. 2026-07-05
    days on market $230,995 Active 58 DOM
28. 2026-07-04
    days on market $230,995 Active 57 DOM
29. 2026-07-03
    days on market $230,995 Active 56 DOM
30. 2026-07-02
    days on market $230,995 Active 55 DOM
31. 2026-07-01
    days on market $230,995 Active 54 DOM
32. 2026-06-30
    days on market $230,995 Active 53 DOM
33. 2026-06-29
    statusdays on market $230,995 Active 52 DOM
34. 2026-06-28
    days on market $230,995 Price Change 51 DOM
35. 2026-06-28
    days on market $230,995 Price Change 50 DOM
36. 2026-06-27
    days on market $230,995 Price Change 49 DOM
37. 2026-06-26
    days on market $230,995 Price Change 48 DOM
38. 2026-06-23
    pricestatusdays on market $230,995 Price Change 45 DOM
39. 2026-06-21
    days on market $274,995 Active 44 DOM
40. 2026-06-19
    days on market $274,995 Active 42 DOM
41. 2026-06-18
    days on market $274,995 Active 41 DOM
42. 2026-06-17
    days on market $274,995 Active 40 DOM
43. 2026-06-16
    days on market $274,995 Active 39 DOM
44. 2026-06-15
    days on market $274,995 Active 38 DOM
45. 2026-06-14
    days on market $274,995 Active 36 DOM
46. 2026-06-13
    days on market $274,995 Active 35 DOM
47. 2026-06-10
    days on market $274,995 Active 33 DOM
48. 2026-06-09
    days on market $274,995 Active 32 DOM
49. 2026-06-08
    days on market $274,995 Active 31 DOM
50. 2026-06-07
    days on market $274,995 Active 30 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $22,941
• − Mortgage interest: −$12,939
• − Property taxes: −$3,465
• − Insurance: −$1,155
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$6,720
• Taxable loss: −$5,009
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $169/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 · 30 photos

Fair 45/100 Moderate rehab Est. rehab $49,550–$89,190 screening

This home requires moderate renovations to update the kitchen and bathrooms, and improve the landscaping. It has a fair condition and could be a good investment with the right updates.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — outdated and worn
• Minor landscaping — overgrown lawn

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing kitchen will appeal to buyers and renters ↑
• Both update bathrooms — modernizing bathrooms will appeal to buyers and renters ↑
• Both landscaping — improved landscaping will enhance curb appeal and attract buyers ↑

ⓘ 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 40/100

Zoned Schools

Elementary Fountain Lake Elementary D- AR #138/454 Nat'l #15,897/41,679 Middle Fountain Lake Middle School Cobra Digital Prep Academy D+ AR #53/201 Nat'l #4,433/14,009 High Fountain Lake Charter High School F AR #138/292 Nat'l #10,947/17,239

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

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

• County: Saline County · 100,343 people
• City population: 76,414
• 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: 14% 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 (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%

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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: ▼ -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

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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

Property features AI

Finance

• Other: Approximately 1,982 square feetApproximately 2.65 acre lot

Exterior

• Parking: Garage
• Utilities: SepticPublic waterElectric service (Entergy)
• Home design: Brick and frame exterior with metal/vinyl siding
• Construction: 3-tab shingle roofSlab foundation
• Exterior features: Level lotDirt road access

Interior

• Kitchen: Free-standing stoveRefrigerator stays
• Flooring: TileLaminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heatingCentral coolingWindow units
• Interior features: Tile and laminate floorsWood-burning prefabricated fireplaceIn-law quartersLaundry room
• Laundry & utility: Laundry room

Price history

1 event — show timeline

• 2026-05-08 Listed $274,995 CARMLS