354 Silver St · Hot Springs, AR 71901

$129,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 100 Days on market

Built 1920 10,018 sqft lot $122/sqft · 28% above area Est $101k · 28% over

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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).

• Cash flow +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled and move-in ready! This beautifully updated 3-bedroom, 1-bath home offers 1,056 sq ft of modern living with major upgrades already done for you. Renovations include new electrical, plumbing, roof, flooring, windows, tankless water heater, appliances, and fencing, giving buyers peace of mind for years to come. Inside, you’ll find a bright open living area with updated lighting and durable flooring throughout. The kitchen features white cabinetry, modern fixtures, stylish backsplash, large island workspace, and new appliances, making it both functional and inviting for everyday living or entertaining. Situated on a 0.23-acre lot, the property offers a fully fenced yard, charming front porch, and off-street parking. The spacious outdoor area provides room for pets, gardening, or relaxing outdoors. With modern upgrades, efficient systems, and a convenient layout, this home offers the feel of new construction at an affordable price point.

Key facts

• Move-in ready
• Remodeled
• New plumbing

Tags

• REMODELED
• MOVE-IN READY
• MAJOR UPGRADES
• NEW ELECTRICAL
• NEW PLUMBING
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $116k (10.2% below list).
• Recommended offer: $116k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $892 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 100 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,807 (10.2% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (median comp): $100,939
• List price: $129,000
• Delta: 27.80%
• Verdict: OVERPRICED
• 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	0.19mi	3/1.0 (+1)	1,108 (+5%)	3mo	$113,000	$102	76
404 Gaines Ave	0.52mi	2/1.0	1,080 (+2%)	7mo	$145,000	$134	67
116 Nickels St	0.42mi	2/2.0	1,120 (+6%)	4mo	$153,000	$137	63
170 Woodridge St	0.38mi	2/2.0	936 (-11%)	4mo	$145,000	$155	56
166 Woodridge St	0.38mi	2/2.0	936 (-11%)	4mo	$155,000	$166	56
126 Maiden St	0.10mi	3/1.0 (+1)	1,214 (+15%)	21mo	$79,900	$66	48
109 Jackson St	0.55mi	3/2.0 (+1)	1,163 (+10%)	3mo	$106,000	$91	46
117 Lincoln St	0.52mi	3/2.0 (+1)	1,178 (+12%)	1mo	$169,900	$144	46
160 Woodridge St	0.37mi	3/2.0 (+1)	1,170 (+11%)	13mo	$199,000	$170	44
200 Washington St	0.58mi	3/2.0 (+1)	1,180 (+12%)	5mo	$155,000	$131	40
213 Barrett St	0.60mi	3/2.0 (+1)	1,136 (+8%)	15mo	$145,000	$128	38
112 Oklahoma St	0.67mi	3/1.0 (+1)	1,178 (+12%)	21mo	$134,742	$114	27

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-11,585
• Equity at exit: $19,234

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,749
• Equity at exit: $11,154

Cash invested: $36,120 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,158 high
• Mortgage (P&I): −$676
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $147

Break-even live

Break-even rent $972

Max offer price $129,000

Occupancy floor 82%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Convention Blvd Hot Springs, AR	2.0	1.0	900	$950	$1.06	43d	4	0.60mi
405 Spring St Unit 2 Hot Springs, AR	1.0	1.0	750	$750	$1.00	43d	1	0.70mi
125 Oak St Unit 1-402 Hot Springs, AR	2.0	1.0	1150	$1,475	$1.28	43d	1	0.72mi
125 Oak St Unit 1-306 Hot Springs, AR	2.0	1.0	970	$1,200	$1.24	43d	1	0.72mi
125 Oak St Unit 1-404 Hot Springs, AR	1.0	1.0	783	$1,175	$1.50	43d	1	0.72mi
125 Oak St Unit 1-307 Hot Springs, AR	2.0	1.0	1000	$1,350	$1.35	43d	1	0.72mi
109 Alcorn St Unit A Hot Springs, AR	2.0	1.0	850	$1,295	$1.52	44d	1	1.00mi
104 Selma St Hot Springs National Park, AR	2.0	1.0	832	$950	$1.14	43d	1	1.08mi
627 Quapaw Ave Unit 2 Hot Springs, AR	1.0	1.0	775	$950	$1.23	43d	1	1.11mi
605 Hig Fry Rd Hot Springs National Park, AR	2.0	1.0–2.0	806	$1,400	$1.74	23d	1	1.15mi

Listing history 25 events

1. 2026-06-19
   days on market $129,000 Active 100 DOM
2. 2026-06-18
   days on market $129,000 Active 99 DOM
3. 2026-06-17
   days on market $129,000 Active 98 DOM
4. 2026-06-16
   days on market $129,000 Active 97 DOM
5. 2026-06-15
   days on market $129,000 Active 96 DOM
6. 2026-06-14
   days on market $129,000 Active 94 DOM
7. 2026-06-13
   statusdays on market $129,000 Active 93 DOM
8. 2026-06-10
   days on market $129,000 Price Change 91 DOM
9. 2026-06-09
   days on market $129,000 Price Change 90 DOM
10. 2026-06-08
    days on market $129,000 Price Change 89 DOM
11. 2026-06-07
    days on market $129,000 Price Change 88 DOM
12. 2026-06-05
    pricestatusdays on market $129,000 Price Change 85 DOM
13. 2026-06-02
    days on market $134,000 Active 83 DOM
14. 2026-06-01
    days on market $134,000 Active 82 DOM
15. 2026-05-31
    days on market $134,000 Active 81 DOM
16. 2026-05-30
    days on market $134,000 Active 80 DOM
17. 2026-03-12
    listed $134,000 New Listing 974-char remark

    Show marketing remark (974 chars)

    Completely remodeled and move-in ready! This beautifully updated 3-bedroom, 1-bath home offers 1,056 sq ft of modern living with major upgrades already done for you. Renovations include new electrical, plumbing, roof, flooring, windows, tankless water heater, appliances, and fencing, giving buyers peace of mind for years to come. Inside, you’ll find a bright open living area with updated lighting and durable flooring throughout. The kitchen features white cabinetry, modern fixtures, stylish backsplash, large island workspace, and new appliances, making it both functional and inviting for everyday living or entertaining. Situated on a 0.23-acre lot, the property offers a fully fenced yard, charming front porch, and off-street parking. The spacious outdoor area provides room for pets, gardening, or relaxing outdoors. With modern upgrades, efficient systems, and a convenient layout, this home offers the feel of new construction at an affordable price point.

18. 2026-01-13
    historical
19. 2025-12-04
    price $149,000
20. 2025-10-18
    listed $155,000 New Listing
21. 2023-07-17
    soldstatus $128,500
22. 2023-06-24
    status Under Contract
23. 2023-06-14
    historical Take Backups
24. 2023-06-09
    listed $134,500 New Listing
25. 2023-02-16
    soldstatus $105,600

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: +$377/yr (+$31/mo · 83.9%)

ⓘ 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 · 21 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: $13,897
• − Mortgage interest: −$7,226
• − Property taxes: −$449
• − Insurance: −$645
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$3,753
• Taxable loss: −$399
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $1,863/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

+26.9% since first listed

9 events — show timeline

• 2026-03-12 Listed $134,000 CARMLS
• 2026-01-13 Listing Removed — CARMLS
• 2025-12-04 Price Changed $149,000 CARMLS
• 2025-10-18 Listed $155,000 CARMLS
• 2023-07-17 Sold (Public Records) $128,500 Public Records
• 2023-06-24 Pending — CARMLS
• 2023-06-14 Contingent — CARMLS
• 2023-06-09 Listed $134,500 CARMLS
• 2023-02-16 Sold (Public Records) $105,600 Public Records

Property tax history

+9.7%/yr

Latest (2025): $449 · -1.3% YoY. Source: county tax records.