Seven-Unit Apartment
For Sale
$1,999,999
100-107 Calli Lane, Hot Springs, AR 71913
MULTI_FAMILY - Hot Springs, AR
Property Size17,097 SF
Lot Size1.77 Acres
Price / SF$116.98
Days on Market119
Property Features for 100-107 Calli Lane
General Information
Property type
Residential Multi Family
Property subtype
Other
Patio and Porch features
Patio, Porch, Deck
Interior features
Washer Connection, Dryer Connection-Electric, Hot Water Heater-Electric, Smoke Detector, Fan - Ceiling, Primary Bedroom with Bath
Exterior features
Partially Fenced, Deck, Patio, Porch
Fencing
Partial
Appliances
Electric Range, Dishwasher, Disposal, Refrigerator-Stays, Ice Maker Connection, Electric Range, Dishwasher, Disposal, Refrigerator-Stays, Ice Maker Connection
Subdivision
Hot Springs
Lot features
Sloped
Directions
From Central Ave, left onto Buena Vista, right on Aberina, and left onto Calli lane. (includes 100-107 except for 102 Calli Lane.
Standard status
Active
Size
17,097 SF
Lot size
1.77 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
see attached
Tax Annual Amount
12000
Legal Description
see attached
Building Details
Year built
2001
Floors in Building
1
Number of units
7
Flooring type
Concrete, Vinyl, Carpet - Partial
Roof type
Shingle
Architectural style
Other
Listing Agency:
ESQ. Realty Group - Hot Springs
(501) 255-0509
Listed By:
James Tucker · License #SA00081227
(501) 940-1381
Added: Apr 24
Changed: Aug 3
Last Checked: Aug 20 at 11:06AM
MLS# 26016564
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 seven-unit apartment building package features 6 duplex units with 3BR/2BA layouts and 1 duplex unit with a 2BR/2BA layout plus a garage. The property sits on a 1.77-acre lot and was built in 2001. All 7 units are reported to be renovated and well-maintained, with new roofs installed in 2023.
Unit upgrades include new appliances, new central heat/air, and new floors and fixtures. Tenants are responsible for all utilities. Interior features include washer and dryer connections (electric), electric hot water heater, and smoke detectors. Exterior amenities include partially fenced grounds, plus decks, patios, and porches.
The roof is shingle, and the flooring is a mix of concrete, vinyl, and partial carpet. The property totals 17,097 square feet.
Unit upgrades include new appliances, new central heat/air, and new floors and fixtures. Tenants are responsible for all utilities. Interior features include washer and dryer connections (electric), electric hot water heater, and smoke detectors. Exterior amenities include partially fenced grounds, plus decks, patios, and porches.
The roof is shingle, and the flooring is a mix of concrete, vinyl, and partial carpet. The property totals 17,097 square feet.
Key Highlights
- Seven units: (6) 3BR/2BA duplexes plus (1) 2BR/2BA duplex with garage
- New roofs for all 7 units in 2023
- Tenants pay all utilities
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
$105,506
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
5.28%
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%
$2,110,120
$2.1M
Cap Rate 7%
$1,507,229
$1.5M
Cap Rate 9%
$1,172,289
$1.2M
Market Conditions
NOI Build-Up for 17,097 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
$205.2K $12.00/SF
− Vacancy
−$13.3K −$0.78/SF
EGI
$191.8K $11.22/SF
− OpEx
−$86.3K −$5.05/SF
NOI
$105.5K $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%
$2,110,120
Cap Rate 7%
$1,507,229
Cap Rate 9%
$1,172,289
Alternative Uses
Best Use
Apartment 5plus
$1.51M
$1.32M – $1.76M
NOI $105,506 @ 7.0% cap · market cap 5.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.13M
$2.74M – $3.65M
NOI $218,869 @ 7.0% cap · market cap 10.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
388
Businesses Nearby
Explore this area
Business Placement
Demographics for 71913, AR
46,801
Population
25,441
Households
1.8
Avg Household Size
44
Median Age
28%
College-Educated
91%
High-School Grad
134.2 sq mi
ZIP Area
349
Density / Sq Mi
$55,367
Median Household Income
$32,746
Median Earnings
$970
Median Rent
$179,200
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?
Apartment building - Renovated seven-unit apartment complex with central heat/air upgrades and tenants paying all utilities.
Where is this apartment building located?
The property is located at 100-107 Calli Lane Hot Springs, AR.
What is the asking price?
The asking price for this property is $1,999,999.
What are key features of this property?
This property features: Seven units: (6) 3BR/2BA duplexes plus (1) 2BR/2BA duplex with garage; New roofs for all 7 units in 2023; Tenants pay all utilities
