Wood-Floor
For Sale
$254,000
11 Arista Lane, Hot Springs Village, AR 71909
Residential, Traditional, Hot Springs Village, AR
Property Size1,626 SF
Price / SF$156.21
Days on Market37
Property Features for 11 Arista Lane
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bedroom 3, Bathroom 1, Bathroom 2
Parking features
Garage, Open
Interior features
Breakfast Bar
Appliances
Electric Range
Subdivision
ARISTA COURTS
Lot features
In Subdivision
Directions
Desoto to Ponce de Leon to Arista Lane
Standard status
Active
Size
1,626 SF
Taxes and HOA fees
Tax Description
Lot 1 Block 15
Tax Annual Amount
1807
HOA Fee
$123 Monthly
Legal Description
Lot 1 Block 15
Amenities
gated community
private back deck
sunroom
Building Details
Year built
1998
Floors in Building
1
Flooring type
Wood
Roof type
Composition
Architectural style
Other
Listing Agency:
Trademark Real Estate, Inc.
(501) 318-3200
Listed By:
Marsha Pultz
(501) 622-7593
Added: Jul 30
Changed: Sep 2
Last Checked: Sep 4 at 9:06PM
MLS# 26031815
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. 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.
This 1,626-square-foot duplex, built in 1998, offers three bedrooms and two bathrooms in a well-maintained residential setting. Wood flooring extends through the interior, while the layout includes generously sized rooms, abundant natural light, and a breakfast bar. The primary suite features an adjoining sunroom or sitting area that can serve as a flexible retreat or workspace.
Outdoor living includes a private back deck framed by natural surroundings. The property is located within a gated community and includes both garage and open parking. Additional physical details include a composition roof and an electric range.
Outdoor living includes a private back deck framed by natural surroundings. The property is located within a gated community and includes both garage and open parking. Additional physical details include a composition roof and an electric range.
Key Highlights
- 1,626‑square‑foot duplex with three bedrooms and two bathrooms
- Built in 1998
- Wood flooring and abundant natural light
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
$10,739
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
4.23%
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%
$214,780
$214.8K
Cap Rate 7%
$153,414
$153.4K
Cap Rate 9%
$119,322
$119.3K
Market Conditions
NOI Build-Up for 1,626 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
$16.6K $10.20/SF
− Vacancy
−$1.2K −$0.77/SF
EGI
$15.3K $9.44/SF
− OpEx
−$4.6K −$2.83/SF
NOI
$10.7K $6.60/SF
Area
Garland County, AR
Vacancy
7.50%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
30.00%
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%
$214,780
Cap Rate 7%
$153,414
Cap Rate 9%
$119,322
Alternative Uses
Best Use
Multifamily LT 5
$153.4K
$134.2K – $179.0K
NOI $10,739 @ 7.0% cap · market cap 4.23%
Second Best
Apartment 5plus
$143.3K
$125.4K – $167.2K
NOI $10,034 @ 7.0% cap · market cap 3.95%
Theoretical Best
Office A
$297.4K
$260.2K – $346.9K
NOI $20,815 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
40
Businesses Nearby
Explore this area
Business Placement
Demographics for 71909, AR
17,935
Population
10,563
Households
1.7
Avg Household Size
67
Median Age
33%
College-Educated
97%
High-School Grad
79.3 sq mi
ZIP Area
226
Density / Sq Mi
$69,171
Median Household Income
$31,165
Median Earnings
$1,143
Median Rent
$255,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Three-bedroom, two-bath residence with a garage, deck, breakfast bar, and wood flooring in a gated community.
Where is this duplex located?
The property is located at 11 Arista Lane Hot Springs Village, AR.
What is the asking price?
The asking price for this property is $254,000.
What are key features of this property?
This property features: 1,626‑square‑foot duplex with three bedrooms and two bathrooms; Built in 1998; Wood flooring and abundant natural light
