16 Leganes · Hot Springs Village, AR 71909

$169,000

3 bd · 2.0 ba · 1,720 sqft · SingleFamily public records · 27 Days on market

Built 1975 0.26 ac lot Est $218k · 23% under $115/mo HOA · 6% of rent

---

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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this charming 3-bedroom, 2-bath home with approximately 1,510 sq. ft nestled in the woods of Hot Springs Village. This home features a vaulted ceiling in the living room, a galley kitchen with new cabinets, and a spacious utility room with plenty of storage space. Enjoy the warmth and character of wood-burning fireplaces both upstairs and downstairs. Step out onto the back deck off the kitchen and relax while taking in the beautiful mature forest setting. The large workshop area under the home offers great space for hobbies, projects, or additional storage. Recent updates include a new roof in 2024, new interior and exterior paint, and new flooring. Agents see remarks.

Key facts

• Galley kitchen
• Vaulted ceiling
• Back deck

Tags

• VAULTED CEILING
• GALLEY KITCHEN
• WOOD BURNING FIREPLACES
• BACK DECK
• MATURE FOREST SETTING
• LARGE WORKSHOP AREA

Property features AI

Finance

• Other: Approx. lot acreage: 0.26 acres; Square footage source: tax records; Approx. square footage information not shown per instructions
• Financial info: Financing options: VA loan, FHA loan, conventional loan, cash, rural development
• HOA & community: Monthly association fee ($115.79); Community amenities include swimming pools, tennis courts, sauna, playground, clubhouse, party room, picnic area, marina, hot tub, golf course, fitness/bike trail, manager office, mandatory fee

Exterior

• Parking: Carport
• Security: Gated entrance; Community security
• Utilities: Municipal electric service (Entergy); All underground utilities; Property owners association water; Community sewer
• Home design: Property type information not provided; Entry level information not provided; Facing direction not provided
• Construction: Stone and wood exterior; Architectural shingle roof; Slab/crawl combination foundation; Built year not provided
• Exterior features: Deck; Paved road access; Sloped, wooded lot

Interior

• Kitchen: Free-standing stove
• Bedrooms: Bedrooms information not provided
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric); Central cooling (electric)
• Interior features: Luxury vinyl floors; Vaulted ceiling; Wood-burning fireplaces (2); Walls/ceilings note: other (see remarks)
• Laundry & utility: Laundry room; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $166k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.6% in Hot Springs Village — 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 69/100 on livability (#76 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Jessieville School District (rural): math 40% / reading 43% proficiency, ranked #60 of 238 in AR (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jessieville Elementary School (math 57% / reading 42%, grade D, #93 of 454 statewide, top 23%, 368 students, 99% FRL); Jessieville Middle School (math 38% / reading 48%, grade D-, #70 of 201 statewide, top 38%, 205 students, 98% FRL); Jessieville High School (math 17% / reading 37%, grade F, #164 of 292 statewide, top 61%, 273 students, 99% FRL) — zoned schools average 99% FRL vs 70% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 770 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $5k 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 27 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.
• Current owner paid $137k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,465 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.28%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $218,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Arias Way	0.10mi	3/2.0	1,714 (-0%)	6mo	$215,000	$125	90
1 Herencia Cir	0.18mi	2/2.0 (-1)	1,729 (+0%)	2mo	$179,000	$104	84
1 Tocina Pl	0.23mi	2/2.0 (-1)	1,532 (-11%)	1mo	$150,000	$98	65
143 Arias Way	0.47mi	2/2.0 (-1)	1,696 (-1%)	7mo	$215,000	$127	65
8 Herencia Cir	0.13mi	4/3.0 (+1)	1,935 (+12%)	2mo	$212,000	$110	62
67 Zarmora Way	0.30mi	2/2.0 (-1)	1,510 (-12%)	1mo	$225,000	$149	60
19 Alina Ln	0.55mi	3/2.0	1,932 (+12%)	1mo	$170,000	$88	53
11 Rubi Cir	0.50mi	3/3.0	1,510 (-12%)	1mo	$261,000	$173	52
74 Medina Way	0.64mi	3/2.0	1,896 (+10%)	2mo	$320,000	$169	51
4 Tirar Ln	0.69mi	3/2.0	1,592 (-7%)	6mo	$219,000	$138	50
21 Alina Ln	0.55mi	3/2.5	1,558 (-9%)	9mo	$177,500	$114	49
21 Badajoz Way	0.67mi	3/2.0	1,914 (+11%)	1mo	$300,000	$157	49

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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-11,601
• Equity at exit: $25,198

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $10,292
• Equity at exit: $14,612

Cash invested: $47,320 (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: 770
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$70
• HOA: −$115
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $247

Break-even live

Break-even rent $1,473

Max offer price $169,000

Occupancy floor 81%

Sensitivity live

Price	-10% $343	-5% $295	+0% $247	+5% $200	+10% $152
Rent	-10% $106	-5% $177	+0% $247	+5% $318	+10% $389
Rate	-1.0pp $333	-0.5pp $290	base $247	+0.5pp $204	+1.0pp $159

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Sierra Dr Unit NA Hot Springs, AR	4.0	2.0	2098	$2,100	$1.00	16d	1	1.08mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 25 events

1. 2026-06-21
   days on market $169,000 Active 27 DOM
2. 2026-06-18
   days on market $169,000 Active 24 DOM
3. 2026-06-17
   days on market $169,000 Active 23 DOM
4. 2026-06-16
   days on market $169,000 Active 22 DOM
5. 2026-06-15
   days on market $169,000 Active 21 DOM
6. 2026-06-14
   days on market $169,000 Active 19 DOM
7. 2026-06-10
   days on market $169,000 Active 16 DOM
8. 2026-06-09
   days on market $169,000 Active 15 DOM
9. 2026-06-08
   days on market $169,000 Active 14 DOM
10. 2026-06-07
    days on market $169,000 Active 13 DOM
11. 2026-06-05
    days on market $169,000 Active 10 DOM
12. 2026-06-03
    days on market $169,000 Active 9 DOM
13. 2026-06-02
    days on market $169,000 Active 8 DOM
14. 2026-06-01
    statusdays on market $169,000 Active 7 DOM
15. 2026-05-31
    days on market $169,000 New Listing 6 DOM
16. 2026-05-31
    days on market $169,000 New Listing 5 DOM
17. 2026-05-25
    listed $169,000 Active 692-char remark

    Show marketing remark (692 chars)

    Come check out this charming 3-bedroom, 2-bath home with approximately 1,510 sq. ft nestled in the woods of Hot Springs Village. This home features a vaulted ceiling in the living room, a galley kitchen with new cabinets, and a spacious utility room with plenty of storage space. Enjoy the warmth and character of wood-burning fireplaces both upstairs and downstairs. Step out onto the back deck off the kitchen and relax while taking in the beautiful mature forest setting. The large workshop area under the home offers great space for hobbies, projects, or additional storage. Recent updates include a new roof in 2024, new interior and exterior paint, and new flooring. Agents see remarks.

18. 2026-05-25
    listed $169,000 New Listing

    Show marketing remark (692 chars)

    Come check out this charming 3-bedroom, 2-bath home with approximately 1,510 sq. ft nestled in the woods of Hot Springs Village. This home features a vaulted ceiling in the living room, a galley kitchen with new cabinets, and a spacious utility room with plenty of storage space. Enjoy the warmth and character of wood-burning fireplaces both upstairs and downstairs. Step out onto the back deck off the kitchen and relax while taking in the beautiful mature forest setting. The large workshop area under the home offers great space for hobbies, projects, or additional storage. Recent updates include a new roof in 2024, new interior and exterior paint, and new flooring. Agents see remarks.

19. 2024-02-25
    status Under Contract 394-char remark

    Show marketing remark (394 chars)

    Come check out this 3-bedroom 2-bathroom fixer-upper home nestled in the woods of Hot Springs Village. Vaulted ceiling in the living room, galley kitchen, nice size utility room with ample storage space. Refrigerator and cookstove convey. Has a wood burning fireplace upstairs and downstairs. Has a large workshop area under house. Roof is being replaced at seller's expense. AGENTS SEE REMARKS

20. 2024-02-09
    soldstatus $137,000 Sold 394-char remark

    Show marketing remark (394 chars)

    Come check out this 3-bedroom 2-bathroom fixer-upper home nestled in the woods of Hot Springs Village. Vaulted ceiling in the living room, galley kitchen, nice size utility room with ample storage space. Refrigerator and cookstove convey. Has a wood burning fireplace upstairs and downstairs. Has a large workshop area under house. Roof is being replaced at seller's expense. AGENTS SEE REMARKS

21. 2024-01-10
    historical Take Backups 394-char remark

    Show marketing remark (394 chars)

    Come check out this 3-bedroom 2-bathroom fixer-upper home nestled in the woods of Hot Springs Village. Vaulted ceiling in the living room, galley kitchen, nice size utility room with ample storage space. Refrigerator and cookstove convey. Has a wood burning fireplace upstairs and downstairs. Has a large workshop area under house. Roof is being replaced at seller's expense. AGENTS SEE REMARKS

22. 2024-01-09
    listed $137,000 New Listing 394-char remark

    Show marketing remark (394 chars)

    Come check out this 3-bedroom 2-bathroom fixer-upper home nestled in the woods of Hot Springs Village. Vaulted ceiling in the living room, galley kitchen, nice size utility room with ample storage space. Refrigerator and cookstove convey. Has a wood burning fireplace upstairs and downstairs. Has a large workshop area under house. Roof is being replaced at seller's expense. AGENTS SEE REMARKS

23. 2015-01-22
    historical
24. 2014-09-11
    listed $67,500
25. 1997-01-06
    soldstatus $65,000

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,109 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥110°F today · 19 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: $21,441
• − Mortgage interest: −$9,467
• − Property taxes: −$1,109
• − Insurance: −$845
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − HOA: −$1,380
• − Depreciation: −$4,916
• Taxable income: $293
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $2,899/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: Jessieville School District
• NCES district ID: 0507920
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $44,066
• Composite: 35.16/100
• National rank: #5003
• State rank: #60 of 238 in AR

Livability — Hot Springs Village

• Score: 69/100
• State rank: #76
• US rank: #8970

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment B Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hot Springs Village, AR
• County: Saline County · 77,216 people
• City population: 18,449
• 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

+160.0% since first listed

9 events — show timeline

• 2026-05-25 Listed $169,000 HSBOR
• 2026-05-25 Listed $169,000 CARMLS
• 2024-02-25 Pending — CARMLS
• 2024-02-09 Sold (MLS) $137,000 CARMLS
• 2024-01-10 Contingent — CARMLS
• 2024-01-09 Listed $137,000 CARMLS
• 2015-01-22 Listing Removed — CARMLS
• 2014-09-11 Listed $67,500 CARMLS
• 1997-01-06 Sold (Public Records) $65,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,109 · +29.4% YoY. Source: county tax records.