10 Dulzura Ln · Hot Springs Village, AR 71909

$139,900

2 bd · 1.5 ba · 1,120 sqft · Townhouse public records · 44 Days on market

Built 1984 $125/sqft · at area comps Est $143k · at est. $213/mo HOA · 16% of rent

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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 +11.1/30.0
• ARV discount +8.4/15.0
• 1% rule +4.2/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

IMMACULATE TOWNHOME!! New LVP flooring in main areas, new countertops, new ceiling fans, new toilets, no popcorn ceilings, new heat pump, new front gutters, newly painted & sealed deck, and new crawl space sealing & insulation. All appliances convey. All furnishings may convey also. Located near churches, restaurants, gas stations, walking trails, banks, pharmacies, grocery stores, and beautiful, relaxing Lake DeSoto & Marina. You'll be surrounded by nature, yet close to numerous amenities. This perfect little townhome is waiting for you to enjoy now! It's move-in ready!

Key facts

• Move in ready
• $213 HOA
• Community pool

Tags

• MOVE IN READY
• EXTRA REFRIGERATOR ON DECK

Property features AI

Finance

• Other: Association amenities and fees cover community services
• Financial info: Financing available: conventional loan or cash
• HOA & community: Monthly association fees (grounds, garbage, entrance security); Additional monthly fee

Exterior

• Parking: Parking pads
• Security: Gated entrance; Community security
• Utilities: Municipal electric (Entergy); Association-provided water
• Home design: Frame exterior
• Construction: Composition roof; Crawl space foundation
• Exterior features: Deck; Outside storage area; Guttering; Paved road access; Level lot; Community amenities: swimming pools, tennis courts, playground, clubhouse, party room, picnic area, marina, golf course, fitness/bike trail, gated entrance, mandatory fee

Interior

• Kitchen: Free-standing stove; Dishwasher; Disposal; Refrigerator stays
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heat (electric); Central cooling (electric); Heat pump
• Interior features: Washer connection; Dryer connection (electric); Electric water heater; Window treatments; Walk-in closet(s); Ceiling fan(s)
• Laundry & utility: Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $-55 ($-665/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (7.6% below list).
• Recommended offer: $129k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 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: 766 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $967 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 ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $120k; 17% 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 $129,218 (7.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.92% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 9.0

CMA / ARV

• ARV (median comp): $142,716
• List price: $139,900
• Delta: -1.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Lonjeta Ln	0.10mi	2/1.5	1,120 (0%)	13mo	$108,000	$96	84
17 Dulzura Way	0.12mi	2/1.5	1,120 (0%)	20mo	$125,000	$112	78
5 Dulzura Way	0.07mi	2/1.5	1,190 (+6%)	19mo	$130,000	$109	70
16 Tomisa Ln	0.65mi	2/2.0	1,120 (0%)	6mo	$150,000	$134	63
26 Tomisa Ln	0.67mi	2/2.0	1,088 (-3%)	13mo	$130,000	$119	52
2 Tomisa Ln	0.63mi	2/1.5	1,260 (+12%)	3mo	$60,000	$48	48
5 Gailosa Ln	0.60mi	2/1.5	1,260 (+12%)	9mo	$155,000	$123	44

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-26,113
• Equity at exit: $20,860

10-year hold

• IRR: -11.4%
• Equity multiple: 0.31×
• Total profit: $-26,933
• Equity at exit: $12,096

Cash invested: $39,172 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$734
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$58
• HOA: −$213
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-55

Break-even live

Break-even rent $1,362

Max offer price $130,108

Occupancy floor 99%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Dulzura Ln Hot Springs Village, AR	2.0	1.5	1120	$1,200	$1.07	44d	1	0.03mi
16 Dulzura Ln Unit 1 Hot Springs, AR	2.0	1.5	1120	$1,100	$0.98	14d	1	0.05mi
143 La Vista Ln Hot Springs Village, AR	2.0	1.5	1028	$1,450	$1.41	23d	1	0.78mi
120 Emperado Way Hot Springs Village, AR	3.0	1.5	1296	$1,300	$1.00	23d	1	0.83mi
4 Astorga Cir Hot Springs Village, AR	2.0	2.0	1020	$1,500	$1.47	23d	1	1.50mi

HOA detail

• Monthly dues: $213 · $2,556/yr
• Likely covers: gas

Listing history 33 events

1. 2026-06-18
   days on market $139,900 Active 44 DOM
2. 2026-06-17
   days on market $139,900 Active 43 DOM
3. 2026-06-16
   days on market $139,900 Active 42 DOM
4. 2026-06-15
   days on market $139,900 Active 41 DOM
5. 2026-06-14
   days on market $139,900 Active 39 DOM
6. 2026-06-10
   days on market $139,900 Active 36 DOM
7. 2026-06-09
   days on market $139,900 Active 35 DOM
8. 2026-06-08
   days on market $139,900 Active 34 DOM
9. 2026-06-07
   days on market $139,900 Active 33 DOM
10. 2026-06-05
    days on market $139,900 Active 30 DOM
11. 2026-06-03
    days on market $139,900 Active 29 DOM
12. 2026-06-02
    days on market $139,900 Active 28 DOM
13. 2026-06-01
    days on market $139,900 Active 27 DOM
14. 2026-05-31
    days on market $139,900 Active 26 DOM
15. 2026-05-31
    days on market $139,900 Active 25 DOM
16. 2026-05-05
    listed $139,900 New Listing 557-char remark
17. 2026-03-24
    historical
18. 2026-03-20
    listed $139,900 New Listing
19. 2024-07-10
    soldstatus $120,000
20. 2024-07-02
    soldstatus $120,000 Sold

    Show marketing remark (595 chars)

    IMMACULATE TOWNHOME!! New LVP flooring in main areas, new countertops, new ceiling fans, new toilets, no popcorn ceilings, new heat pump, new front gutters, newly painted & sealed deck, and new crawl space sealing & insulation. All appliances convey. All furnishings may convey also. Located near churches, restaurants, gas stations, walking trails, banks, pharmacies, grocery stores, and beautiful, relaxing Lake DeSoto & Marina. You'll be surrounded by nature, yet close to numerous amenities. This perfect little townhome is waiting for you to enjoy now! It's move-in ready!

21. 2024-06-10
    status Under Contract

    Show marketing remark (595 chars)

    IMMACULATE TOWNHOME!! New LVP flooring in main areas, new countertops, new ceiling fans, new toilets, no popcorn ceilings, new heat pump, new front gutters, newly painted & sealed deck, and new crawl space sealing & insulation. All appliances convey. All furnishings may convey also. Located near churches, restaurants, gas stations, walking trails, banks, pharmacies, grocery stores, and beautiful, relaxing Lake DeSoto & Marina. You'll be surrounded by nature, yet close to numerous amenities. This perfect little townhome is waiting for you to enjoy now! It's move-in ready!

22. 2024-04-23
    status Back on Market

    Show marketing remark (595 chars)

    IMMACULATE TOWNHOME!! New LVP flooring in main areas, new countertops, new ceiling fans, new toilets, no popcorn ceilings, new heat pump, new front gutters, newly painted & sealed deck, and new crawl space sealing & insulation. All appliances convey. All furnishings may convey also. Located near churches, restaurants, gas stations, walking trails, banks, pharmacies, grocery stores, and beautiful, relaxing Lake DeSoto & Marina. You'll be surrounded by nature, yet close to numerous amenities. This perfect little townhome is waiting for you to enjoy now! It's move-in ready!

23. 2024-04-16
    historical Take Backups

    Show marketing remark (595 chars)

    IMMACULATE TOWNHOME!! New LVP flooring in main areas, new countertops, new ceiling fans, new toilets, no popcorn ceilings, new heat pump, new front gutters, newly painted & sealed deck, and new crawl space sealing & insulation. All appliances convey. All furnishings may convey also. Located near churches, restaurants, gas stations, walking trails, banks, pharmacies, grocery stores, and beautiful, relaxing Lake DeSoto & Marina. You'll be surrounded by nature, yet close to numerous amenities. This perfect little townhome is waiting for you to enjoy now! It's move-in ready!

24. 2024-03-23
    listed $130,000 New Listing

    Show marketing remark (595 chars)

    IMMACULATE TOWNHOME!! New LVP flooring in main areas, new countertops, new ceiling fans, new toilets, no popcorn ceilings, new heat pump, new front gutters, newly painted & sealed deck, and new crawl space sealing & insulation. All appliances convey. All furnishings may convey also. Located near churches, restaurants, gas stations, walking trails, banks, pharmacies, grocery stores, and beautiful, relaxing Lake DeSoto & Marina. You'll be surrounded by nature, yet close to numerous amenities. This perfect little townhome is waiting for you to enjoy now! It's move-in ready!

25. 2020-07-01
    soldstatus $72,500 Sold
26. 2020-06-18
    status Under Contract
27. 2020-05-25
    historical Take Backups
28. 2020-03-10
    listed $72,500 New Listing
29. 2013-04-12
    soldstatus $51,000
30. 2013-04-11
    soldstatus $51,000
31. 2013-03-24
    historical
32. 2012-11-13
    listed $62,500
33. 1992-08-19
    soldstatus $52,999

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$40/yr (+$3/mo · 4.6%)

ⓘ 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 ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $15,506
• − Mortgage interest: −$7,837
• − Property taxes: −$856
• − Insurance: −$700
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − HOA: −$2,556
• − Depreciation: −$4,070
• Taxable loss: −$2,992
• Est. tax savings @ 24.0%: +$718
• After-tax cash flow: $53/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

+164.0% since first listed

18 events — show timeline

• 2026-05-05 Listed $139,900 CARMLS
• 2026-03-24 Listing Removed — CARMLS
• 2026-03-20 Listed $139,900 CARMLS
• 2024-07-10 Sold (Public Records) $120,000 Public Records
• 2024-07-02 Sold (MLS) $120,000 CARMLS
• 2024-06-10 Pending — CARMLS
• 2024-04-23 Relisted — CARMLS
• 2024-04-16 Contingent — CARMLS
• 2024-03-23 Listed $130,000 CARMLS
• 2020-07-01 Sold (MLS) $72,500 CARMLS
• 2020-06-18 Pending — CARMLS
• 2020-05-25 Contingent — CARMLS
• 2020-03-10 Listed $72,500 CARMLS
• 2013-04-12 Sold (Public Records) $51,000 Public Records
• 2013-04-11 Sold (MLS) $51,000 CARMLS
• 2013-03-24 Listing Removed — CARMLS
• 2012-11-13 Listed $62,500 CARMLS
• 1992-08-19 Sold (Public Records) $52,999 Public Records

Property tax history

+3.9%/yr

Latest (2025): $856 · +33.9% YoY. Source: county tax records.