129 Daisy St · Hot Springs, AR 71901

$100,000

3 bd · 1.0 ba · 1,161 sqft · SingleFamily public records · 63 Days on market

Built 1940 4,791 sqft lot $86/sqft · at area comps Est $100k · at est. ↓ 15% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 1 bathroom home located on a commercially zoned lot offering flexible use potential. Convenient location near local amenities. Agents, please see remarks for showing instructions.

Key facts

• 4,791 sq ft lot
• Built 1940
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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: 363 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% of comp listings sitting > 30 days — soft ceiling on asking rent; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).
• This rent runs 32% of the median local income ($54k/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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.43% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.37%
• DSCR: 2.04
• GRM: 5.8

CMA / ARV

• ARV (median comp): $99,908
• List price: $100,000
• Delta: 0.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Palmetto St	0.30mi	3/1.0	1,108 (-5%)	3mo	$113,000	$102	76
109 Jackson St	0.43mi	3/2.0	1,163 (+0%)	3mo	$106,000	$91	73
117 Lincoln St	0.54mi	3/2.0	1,178 (+2%)	1mo	$169,900	$144	67
331 Crescent Ave	0.36mi	3/2.0	1,228 (+6%)	4mo	$207,495	$169	66
200 Washington St	0.50mi	3/2.0	1,180 (+2%)	5mo	$155,000	$131	66
160 Woodridge St	0.56mi	3/2.0	1,170 (+1%)	14mo	$199,000	$170	57
116 Nickels St	0.55mi	2/2.0 (-1)	1,120 (-4%)	4mo	$153,000	$137	56
120 Nickels St	0.54mi	3/1.0	1,216 (+5%)	14mo	$55,000	$45	56
404 Gaines Ave	0.48mi	2/1.0 (-1)	1,080 (-7%)	7mo	$145,000	$134	56
124 Hill St	0.34mi	3/1.0	1,280 (+10%)	18mo	$75,000	$59	52
110 Forest Park	0.66mi	2/1.0 (-1)	1,020 (-12%)	4mo	$160,000	$157	40
111 Prospect Ave #10	0.59mi	2/1.0 (-1)	1,000 (-14%)	12mo	$152,000	$152	35

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: 16.4%
• Equity multiple: 1.66×
• Total profit: $18,487
• Equity at exit: $14,910

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $60,646
• Equity at exit: $8,646

Cash invested: $28,000 (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 71901

• Home prices YoY: -3.6%
• Active inventory: 363
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$524
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $545

Break-even live

Break-even rent $739

Max offer price $100,000

Occupancy floor 57%

Sensitivity live

Price	-10% $602	-5% $574	+0% $545	+5% $517	+10% $369
Rent	-10% $432	-5% $489	+0% $545	+5% $602	+10% $658
Rate	-1.0pp $596	-0.5pp $571	base $545	+0.5pp $519	+1.0pp $493

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Palmetto St Hot Springs National Park, AR	4.0	2.0	1244	$1,595	$1.28	44d	1	0.10mi
315 Convention Blvd Hot Springs, AR	2.0	1.0	900	$950	$1.06	44d	4	0.39mi
125 Oak St Unit 1-306 Hot Springs, AR	2.0	1.0	970	$1,200	$1.24	44d	1	0.49mi
125 Oak St Unit 1-402 Hot Springs, AR	2.0	1.0	1150	$1,475	$1.28	44d	1	0.49mi
125 Oak St Unit 1-307 Hot Springs, AR	2.0	1.0	1000	$1,350	$1.35	44d	1	0.49mi
109 Alcorn St Unit A Hot Springs, AR	2.0	1.0	850	$1,295	$1.52	45d	1	0.93mi
104 Selma St Hot Springs National Park, AR	2.0	1.0	832	$950	$1.14	44d	1	0.98mi
605 Hig Fry Rd Hot Springs National Park, AR	2.0	1.0–2.0	806	$1,400	$1.74	24d	1	1.09mi
103 Juniper Pl Hot Springs National Park, AR	3.0	1.0	1056	$1,250	$1.18	44d	1	1.49mi

Listing history 25 events

1. 2026-06-19
   days on market $100,000 Active 63 DOM
2. 2026-06-18
   days on market $100,000 Active 62 DOM
3. 2026-06-17
   days on market $100,000 Active 61 DOM
4. 2026-06-16
   days on market $100,000 Active 60 DOM
5. 2026-06-15
   days on market $100,000 Active 59 DOM
6. 2026-06-14
   days on market $100,000 Active 57 DOM
7. 2026-06-13
   days on market $100,000 Active 56 DOM
8. 2026-06-10
   days on market $100,000 Active 54 DOM
9. 2026-06-09
   days on market $100,000 Active 53 DOM
10. 2026-06-08
    days on market $100,000 Active 52 DOM
11. 2026-06-07
    days on market $100,000 Active 51 DOM
12. 2026-06-05
    days on market $100,000 Active 48 DOM
13. 2026-06-02
    days on market $100,000 Active 46 DOM
14. 2026-06-01
    days on market $100,000 Active 45 DOM
15. 2026-05-31
    days on market $100,000 Active 44 DOM
16. 2026-05-30
    days on market $100,000 Active 43 DOM
17. 2026-04-17
    listed $100,000 Active 190-char remark

    Show marketing remark (190 chars)

    3 bedroom, 1 bathroom home located on a commercially zoned lot offering flexible use potential. Convenient location near local amenities. Agents, please see remarks for showing instructions.

18. 2026-04-14
    listed $100,000 New Listing 190-char remark

    Show marketing remark (190 chars)

    3 bedroom, 1 bathroom home located on a commercially zoned lot offering flexible use potential. Convenient location near local amenities. Agents, please see remarks for showing instructions.

19. 2025-09-30
    historical
20. 2025-08-24
    listed $100,000 Active
21. 2025-08-01
    listed $100,000 New Listing
22. 2025-08-01
    historical
23. 2025-07-16
    price $100,000
24. 2025-07-15
    price $100,000
25. 2025-02-13
    listed $118,000 New Listing

ⓘ 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: $212 · $18/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$428/yr (+$36/mo · 201.9%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $17,151
• − Mortgage interest: −$5,602
• − Property taxes: −$212
• − Insurance: −$500
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$2,909
• Taxable income: $5,185
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $5,300/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: Garland County · 76,414 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: 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

-15.3% since first listed

9 events — show timeline

• 2026-04-17 Listed $100,000 HSBOR
• 2026-04-14 Listed $100,000 CARMLS
• 2025-09-30 Listing Removed — CARMLS
• 2025-08-24 Listed $100,000 HSBOR
• 2025-08-01 Listing Removed — CARMLS
• 2025-08-01 Listed $100,000 CARMLS
• 2025-07-16 Price Changed $100,000 CARMLS
• 2025-07-15 Price Changed $100,000 HSBOR
• 2025-02-13 Listed $118,000 CARMLS

Property tax history

+3.1%/yr

Latest (2025): $212 · +2.7% YoY. Source: county tax records.