Senior Housing Co-Op
For Sale
$153,000
Pending
1 Highlands Crossing Drive, Bella Vista, AR 72715
MULTI_FAMILY - Bella Vista, AR
Property Size1,124 SF
Lot Size5.87 Acres
Days on Market188
Property Features for 1 Highlands Crossing Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2
Parking features
Carport
Security features
Security
Window features
Blinds
Interior features
BuiltInFeatures, CeilingFans, EatInKitchen, WalkInClosets, WindowTreatments
Accessibility
Accessible Elevator Installed
Appliances
Dryer, Dishwasher, ElectricRange, ElectricWaterHeater, Disposal, Microwave, Refrigerator, Washer
Subdivision
Highlands Crossing
Lot features
Landscaped
Elementary school district
Gravette
Middle school district
Gravette
High school district
Gravette
Directions
W. Lancashire turn on Highland Crossings Drive. The Plaza is on the left.
Standard status
Pending
APN
16-41102-000
Size
1,124 SF
Lot size
5.87 Acres
Taxes and HOA fees
Tax Description
LESS & EXCEPT PART OF LOT 1, BLOCK 2, HIGHLANDS CROSSING SUBDIVISION AS RECORDED IN PLAT BOOK 2006 AT PAGE 1399, BEING LOCATED IN PART OF THE SOUTH 1/2 OF SECTION 29 AND THE N 1/2 OF SECTION 32, TOWNSHIP 21 NORTH, RANGE 31 WEST OF THE FIFTH PRINCIPAL MERI
Tax Annual Amount
1330
HOA Fee
$1,318 Monthly
Legal Description
LESS & EXCEPT PART OF LOT 1, BLOCK 2, HIGHLANDS CROSSING SUBDIVISION AS RECORDED IN PLAT BOOK 2006 AT PAGE 1399, BEING LOCATED IN PART OF THE SOUTH 1/2 OF SECTION 29 AND THE N 1/2 OF SECTION 32, TOWNSHIP 21 NORTH, RANGE 31 WEST OF THE FIFTH PRINCIPAL MERI
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Amenities
fitness room
shop/craft room
personal storage
lobby/bar
indoor mailboxes
washer & dryer
Building Details
Year built
2005
Floors in Building
1
Flooring type
Tile, Carpet
Building materials
Brick
Roof type
Shingle
Listing Agency:
The Brandon Group
(479) 787-3080
Listed By:
Christopher Brandon · License #EB00078421
(479) 787-0088
Added: Feb 5
Changed: Aug 7
Last Checked: Aug 12 at 9:06AM
MLS# 1335041
Copyright © 2026 ArkansasONE MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
The Plaza at Highlands Crossing is a senior housing co-op community with an accessible elevator installed. The unit features two bedrooms and two bathrooms with a living room and kitchen, along with built-in features, ceiling fans, walk-in closets, and window treatments. Interior finishes include tile and carpet floors, and heating and cooling are provided by central electric systems. Appliances include a washer, dryer, refrigerator, microwave, dishwasher, electric range, disposal, and electric water heater. The unit also includes 36 sq ft of personal storage area, plus an on-site fitness room, shop/craft room, lobby/bar weekly events area, and indoor mailboxes.
The property includes public water and public sewer service and is built with brick construction. Parking is provided with a carport for one covered space, with additional open parking spaces. Buyer must be 55 or over. The building was built in 2005 and includes shingle roofing.
On-site common areas and unit-specific features support independent daily living within the co-op environment.
The property includes public water and public sewer service and is built with brick construction. Parking is provided with a carport for one covered space, with additional open parking spaces. Buyer must be 55 or over. The building was built in 2005 and includes shingle roofing.
On-site common areas and unit-specific features support independent daily living within the co-op environment.
Key Highlights
- Senior housing co‑op community with accessible elevator installed
- Two‑bedroom, two‑bath unit with living room and kitchen
- 36 sq ft personal storage area plus fitness room and shop/craft room
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$9,154
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.98%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$183,080
$183.1K
Cap Rate 7%
$130,771
$130.8K
Cap Rate 9%
$101,711
$101.7K
Market Conditions
NOI Build-Up for 1,124 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$17.7K $15.72/SF
− Vacancy
−$1.0K −$0.91/SF
EGI
$16.6K $14.81/SF
− OpEx
−$7.5K −$6.66/SF
NOI
$9.2K $8.14/SF
Area
Benton County, AR
Vacancy
5.80%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$183,080
Cap Rate 7%
$130,771
Cap Rate 9%
$101,711
Alternative Uses
Best Use
Apartment 5plus
$130.8K
$114.4K – $152.6K
NOI $9,154 @ 7.0% cap · market cap 5.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$308.9K
$270.3K – $360.4K
NOI $21,622 @ 7.0% cap · market cap 14.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
161
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 72715, AR
17,012
Population
8,367
Households
2
Avg Household Size
56
Median Age
36%
College-Educated
96%
High-School Grad
28.9 sq mi
ZIP Area
589
Density / Sq Mi
$80,880
Median Household Income
$44,922
Median Earnings
$1,261
Median Rent
$263,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Senior housing / Retirement Home - Senior housing co-op unit with elevator accessibility, central HVAC, and covered parking on a 5.87-acre property.
Where is this senior housing / retirement home located?
The property is located at 1 Highlands Crossing Drive Bella Vista, AR.
What is the asking price?
The asking price for this property is $153,000.
What are key features of this property?
This property features: Senior housing co‑op community with accessible elevator installed; Two‑bedroom, two‑bath unit with living room and kitchen; 36 sq ft personal storage area plus fitness room and shop/craft room
