308 Diamondhead Dr · Hot Springs, AR 71913

$272,500

3 bd · 2.0 ba · 2,048 sqft · SingleFamily public records · 95 Days on market

Built 2014 0.30 ac lot Est $311k · 12% under $108/mo HOA · 4% of rent

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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 +18.6/30.0
• ARV discount +13.1/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• Rent growth +4.1/5.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3-bedroom, 2-bath home located in the desirable gated community of Diamondhead. Designed with an open-concept layout, the home features beautiful tile flooring throughout the main living areas for easy maintenance, with carpet reserved for the bedrooms. The stunning kitchen offers a large prep island perfect for cooking and entertaining, while vaulted ceilings enhance the spacious feel of the living area. The primary suite includes a dual-sink vanity, walk-in shower, separate soaking tub, and a generous walk-in closet. Residents of Diamondhead enjoy access to Lake Catherine and a golf course within the neighborhood, along with excellent POA amenities including gated entrance

Key facts

• Gated community
• Dual-sink vanity
• Tile flooring

Tags

• GATED COMMUNITY
• OPEN-CONCEPT LAYOUT
• TILE FLOORING
• LARGE PREP ISLAND
• VAULTED CEILINGS
• DUAL-SINK VANITY

Property features AI

Finance

• Financial info: Financing options may include VA, FHA, conventional, and rural development loans
• HOA & community: Annual association fee of $1,300; Association maintains private roads

Exterior

• Parking: Attached garage for 2 cars
• Security: Gated entrance
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Brick and frame combination exterior; Irregular lot shape
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Swimming pool(s); Tennis court(s); Playground; Clubhouse; Party room; Gated entrance; Private roads (association); Paved road access; Sloped lot

Interior

• Kitchen: Electric range; Dishwasher
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater; Sheetrock walls/ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (5.0% below list).
• Recommended offer: $248k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Lakeside School District (urban): math 47% / reading 45% proficiency, ranked #28 of 238 in AR (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.4%/yr); 986 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).
• At $2,589/mo this rent would consume 55% of the median local household income ($56k/yr) (locally 1442% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 95 days — a 9% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $17k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $179k; list at $272k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $247,975 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.95% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $311,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Diamondhead Dr	0.05mi	3/2.0	1,951 (-5%)	0mo	$360,000	$185	90
310 Diamondhead	0.02mi	3/2.0	1,991 (-3%)	17mo	$250,000	$126	80
154 Diamondhead Dr	0.43mi	3/2.0	2,046 (-0%)	18mo	$340,000	$166	64
341 Diamondhead Dr	0.20mi	3/2.0	1,803 (-12%)	9mo	$275,000	$153	63
112 Blue Moon Ter	0.42mi	3/2.5	2,100 (+2%)	20mo	$300,000	$143	57
106 Tam O Shanter Ct	0.30mi	2/3.0 (-1)	1,854 (-10%)	8mo	$175,000	$94	55
137 Wayfare Ct	0.61mi	4/2.0 (+1)	2,013 (-2%)	13mo	$241,000	$120	53
104 Waterfall Ct	0.66mi	3/2.5	1,942 (-5%)	13mo	$350,000	$180	48
108 Waterfall Ct	0.66mi	3/2.0	1,838 (-10%)	6mo	$280,000	$152	47
210 Waikiki Dr	0.56mi	3/2.0	1,917 (-6%)	21mo	$250,000	$130	46
206 Pebble Beach Dr	0.53mi	4/2.0 (+1)	1,885 (-8%)	15mo	$329,900	$175	44
116 Midpines	0.65mi	4/2.5 (+1)	1,889 (-8%)	12mo	$285,000	$151	40

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 · 6.43% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.76×
• Total profit: $-18,137
• Equity at exit: $40,631

10-year hold

• IRR: 7.0%
• Equity multiple: 1.61×
• Total profit: $46,446
• Equity at exit: $23,561

Cash invested: $76,300 (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 71913

• Home prices YoY: -33.9%
• Rents YoY: 6.4%
• Active inventory: 986
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,589 medium
• Mortgage (P&I): −$1,429
• Tax from tax record: −$131 /mo · $1,573/yr
• Insurance: −$114
• HOA: −$108
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $264

Break-even live

Break-even rent $2,255

Max offer price $272,500

Occupancy floor 85%

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: $68,125
• Closing costs: $8,175
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
167 Pebble Beach Pl Unit 1B Hot Springs National Park, AR	3.0	2.5	1550	$3,000	$1.94	44d	1	0.49mi
167 Pebble Beach Pl Unit 1C Hot Springs National Park, AR	3.0	2.5	1550	$3,000	$1.94	44d	1	0.49mi
113 Ohio Dr Hot Springs National Park, AR	3.0	3.5	2869	$3,500	$1.22	44d	1	0.63mi

HOA detail

• Monthly dues: $108 · $1,296/yr
• Likely covers: security

Listing history 25 events

1. 2026-06-19
   days on market $272,500 Active 95 DOM
2. 2026-06-18
   days on market $272,500 Active 94 DOM
3. 2026-06-17
   days on market $272,500 Active 93 DOM
4. 2026-06-16
   days on market $272,500 Active 92 DOM
5. 2026-06-15
   days on market $272,500 Active 91 DOM
6. 2026-06-14
   days on market $272,500 Active 89 DOM
7. 2026-06-13
   days on market $272,500 Active 88 DOM
8. 2026-06-10
   days on market $272,500 Active 86 DOM
9. 2026-06-09
   days on market $272,500 Active 85 DOM
10. 2026-06-08
    days on market $272,500 Active 84 DOM
11. 2026-06-07
    days on market $272,500 Active 83 DOM
12. 2026-06-05
    days on market $272,500 Active 80 DOM
13. 2026-06-03
    days on market $272,500 Active 79 DOM
14. 2026-06-02
    days on market $272,500 Active 78 DOM
15. 2026-06-01
    days on market $272,500 Active 77 DOM
16. 2026-05-31
    days on market $272,500 Active 76 DOM
17. 2026-05-30
    days on market $272,500 Active 75 DOM
18. 2026-05-21
    price $272,500
19. 2026-04-20
    price $280,000
20. 2026-03-16
    listed $289,900 New Listing
21. 2015-01-13
    soldstatus $179,000
22. 2014-03-07
    historical
23. 2013-12-18
    listed $189,900
24. 2006-02-08
    soldstatus $16,000
25. 1994-12-08
    soldstatus $2,000

ⓘ 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: $1,573 · $131/mo
• Projected year-2 tax: $1,744 · $145/mo
• Expected delta: +$171/yr (+$14/mo · 10.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 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: $31,069
• − Mortgage interest: −$15,264
• − Property taxes: −$1,573
• − Insurance: −$1,362
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − HOA: −$1,296
• − Depreciation: −$7,927
• Taxable loss: −$1,324
• Est. tax savings @ 24.0%: +$318
• After-tax cash flow: $3,483/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: Lakeside School District
• NCES district ID: 0508670
• Math proficiency: 47% ▼ -16.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $52,849
• Composite: 39.76/100
• National rank: #3884
• State rank: #28 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: Garland County · 76,414 people
• Metro: Hot Springs, AR
• Population (ZIP): 47,477
• Household income: $56,010
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1442.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 8% Black 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 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: ▼ -137.67%
• Current HPI: 268.5228
• Rent YoY: ▲ 6.43%
• 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

+13525.0% since first listed

8 events — show timeline

• 2026-05-21 Price Changed $272,500 CARMLS
• 2026-04-20 Price Changed $280,000 CARMLS
• 2026-03-16 Listed $289,900 CARMLS
• 2015-01-13 Sold (Public Records) $179,000 Public Records
• 2014-03-07 Listing Removed — CARMLS
• 2013-12-18 Listed $189,900 CARMLS
• 2006-02-08 Sold (Public Records) $16,000 Public Records
• 1994-12-08 Sold (Public Records) $2,000 Public Records

Property tax history

+33.5%/yr

Latest (2025): $1,573 · -1.2% YoY. Source: county tax records.