For Sale
$158,000
4 FRESCA WAY, Hot Springs Village, AR 71909
Residential, Traditional, Hot Springs Village, AR
Property Size1,600 SF
Price / SF$98.75
Days on Market9
Property Features for 4 FRESCA WAY
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 3
Parking features
Assigned
Patio and Porch features
Deck
Interior features
Washer-Stays, Dryer-Stays, Smoke Detector(s), Ceiling Fan(s)
Exterior features
Deck
Appliances
Built-In Stove, Microwave, Surface Range, Dishwasher, Disposal, Refrigerator-Stays
Subdivision
VALENCIA COURTS
Lot features
Level, In Subdivision
Elementary school
Jessieville
Middle school
Jessieville
High school
Jessieville
Directions
FROM WEST GATE GO EAST ON DESOTO TO 4 WAY STOP LIGHT & TURN RIGHT ON VALENCIA AT 4 WAY RED LIGHT & FIRST LEFT ON FRESCA WAY.
Standard status
Active
Size
1,600 SF
Taxes and HOA fees
Tax Description
LOT 2 BLOCK 2 VALENCIA CTS. #2
Tax Annual Amount
935
HOA Fee
$116 Monthly
Legal Description
LOT 2 BLOCK 2 VALENCIA CTS. #2
Building Details
Year built
1974
Floors in Building
2
Flooring type
Carpet, Tile, Vinyl
Roof type
Shingle, Composition
Architectural style
Other
Listing Agency:
RE/MAX of Hot Springs Village · RE/MAX International
(501) 922-3777
Listed By:
Ray Clem
(501) 620-6163
Added: Sep 14
Changed: Sep 21
Last Checked: Sep 22 at 3:06PM
MLS# 26037423
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.
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
$9,874
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
6.25%
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%
$197,480
$197.5K
Cap Rate 7%
$141,057
$141.1K
Cap Rate 9%
$109,711
$109.7K
Market Conditions
NOI Build-Up for 1,600 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
$19.2K $12.00/SF
− Vacancy
−$1.2K −$0.78/SF
EGI
$18.0K $11.22/SF
− OpEx
−$8.1K −$5.05/SF
NOI
$9.9K $6.17/SF
Area
Garland County, AR
Vacancy
6.50%
Lease Rate
$12.00 /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%
$197,480
Cap Rate 7%
$141,057
Cap Rate 9%
$109,711
Alternative Uses
Best Use
Apartment 5plus
$141.1K
$123.4K – $164.6K
NOI $9,874 @ 7.0% cap · market cap 6.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$292.6K
$256.0K – $341.4K
NOI $20,483 @ 7.0% cap · market cap 12.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
97
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
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Frequently Asked Questions
Where is this single family property located?
The property is located at 4 FRESCA WAY Hot Springs Village, AR.
What is the asking price?
The asking price for this property is $158,000.
