249 Highway 7 N · Hot Springs, AR 71909

$120,000

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 44 Days on market

Built 1930 1.31 ac lot $132/sqft · 25% below area Est $159k · 25% under

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Why this score? — see what drove the C+ 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.3/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CUTE 1930's farmhouse!! This cute farmhouse sits on just over an acre. The home boasts hardwood floors, new interior paint, new gas range, new faucets and new commode. New gas water heater. Metal roof only 6 years old. Large laundry/ utility room. Fully fenced yard. Property goes beyond fence line. Outbuilding. level lot. Great location!! Located in Hot Springs just outside Fountain Lake. See agent remarks.

Key facts

• New gas range
• Metal roof
• New gas water heater

Tags

• HARDWOOD FLOORS
• NEW GAS RANGE
• NEW FAUCETS
• NEW COMMODE
• NEW GAS WATER HEATER
• METAL ROOF

Property features AI

Finance

• HOA & community: No fee/None

Exterior

• Parking: Parking pads
• Utilities: Public water; Septic system
• Home design: Frame construction
• Construction: Crawl space foundation; Metal roof
• Exterior features: Fully fenced yard; Paved road access; Level lot

Interior

• Kitchen: Free-standing stove; Gas range
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heat; Window air conditioning units
• Interior features: Gas water heater; Ceiling fans
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 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).
• Market conditions: 766 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $830 of loan paydown is wiped out by about $4k 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 44 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $22k; list at $120k implies a 445% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.03% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (median comp): $159,297
• List price: $120,000
• Delta: -24.67%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-7,819
• Equity at exit: $17,892

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $8,152
• Equity at exit: $10,375

Cash invested: $33,600 (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 71909

• Home prices YoY: -10.9%
• Active inventory: 766
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $183

Break-even live

Break-even rent $1,004

Max offer price $120,000

Occupancy floor 80%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
153 Baywood Trl Hot Springs Village, AR	2.0	2.0	1000	$850	$0.85	23d	1	0.94mi
140 Baywood Trl Hot Springs Village, AR	3.0	2.0	1100	$1,000	$0.91	23d	1	0.96mi

Listing history 21 events

1. 2026-06-19
   days on market $120,000 Active 44 DOM
2. 2026-06-18
   days on market $120,000 Active 43 DOM
3. 2026-06-17
   days on market $120,000 Active 42 DOM
4. 2026-06-16
   days on market $120,000 Active 41 DOM
5. 2026-06-15
   statusdays on market $120,000 Active 40 DOM
6. 2026-06-14
   days on market $120,000 Back on Market 38 DOM
7. 2026-06-13
   days on market $120,000 Back on Market 37 DOM
8. 2026-06-10
   days on market $120,000 Back on Market 35 DOM
9. 2026-06-09
   days on market $120,000 Back on Market 34 DOM
10. 2026-06-09
    status $120,000 Back on Market 33 DOM
11. 2026-06-08
    days on market $120,000 Take Backups 33 DOM
12. 2026-06-07
    days on market $120,000 Take Backups 32 DOM
13. 2026-06-03
    days on market $120,000 Take Backups 28 DOM
14. 2026-06-02
    days on market $120,000 Take Backups 27 DOM
15. 2026-06-01
    days on market $120,000 Take Backups 26 DOM
16. 2026-05-31
    days on market $120,000 Take Backups 25 DOM
17. 2026-05-30
    days on market $120,000 Take Backups 24 DOM
18. 2026-05-10
    historical Take Backups 410-char remark
19. 2026-05-06
    listed $120,000 New Listing 410-char remark
20. 2017-03-01
    soldstatus $22,000
21. 2003-10-02
    soldstatus $33,000

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $768 · $64/mo
• Expected delta: +$197/yr (+$16/mo · 34.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,825
• − Mortgage interest: −$6,722
• − Property taxes: −$571
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,491
• Taxable income: $271
• Est. tax owed @ 24.0%: −$65
• After-tax cash flow: $2,126/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 — 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 · 77,216 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: 207.0

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 (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%

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

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

+263.6% since first listed

5 events — show timeline

• 2026-06-08 Relisted — CARMLS
• 2026-05-10 Contingent — CARMLS
• 2026-05-06 Listed $120,000 CARMLS
• 2017-03-01 Sold (Public Records) $22,000 Public Records
• 2003-10-02 Sold (Public Records) $33,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $571 · +5.5% YoY. Source: county tax records.