Upstairs Residential Income
For Sale
$243,500
100 Bayou Point, Hot Springs, AR 71913
Residential, Traditional, Hot Springs, AR
Property Size1,288 SF
Price / SF$189.05
Days on Market34
Property Features for 100 Bayou Point
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Laundry Room, Bathroom 2, Bathroom 1
Patio and Porch features
Deck
Interior features
Washer Connection, Dryer Connection-Electric, Walk-in Shower
Exterior features
Deck, Inground Pool, Boat Dock
Fireplace
1
Appliances
Free-Standing Stove, Microwave, Electric Range, Dishwasher, Refrigerator-Stays
Subdivision
Pier West HPR
Lot features
Level, Resort Property, Lake View
Directions
Orange Street to Grand Avenue; continue to Albert Pike for 3 miles, turn left on Bayou Point.
Standard status
Active
Size
1,288 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
See deed for full legal
Tax Annual Amount
1629
HOA Fee
$250 Monthly
Legal Description
See deed for full legal
Amenities
community pool
boat slip
Building Details
Year built
1980
Floors in Building
1
Flooring type
Vinyl
Roof type
Composition
Architectural style
Other
Listing Agency:
Lake Hamilton Realty, Inc.
(501) 525-1466
Listed By:
Connie Alford · License #SA00093819
(901) 481-2438
Added: Sep 2
Changed: Sep 13
Last Checked: Oct 5 at 3:06AM
MLS# 26035994
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 upstairs condominium at 100 Bayou Point offers 1,288 square feet with two bedrooms, two bathrooms, a laundry room, and a fireplace. The interior includes an updated kitchen and bathrooms, vinyl flooring, a walk-in shower, and connections for a washer and electric dryer. Appliances include a stove, microwave, electric range, dishwasher, and refrigerator. A composition roof, deck, and boat dock are also included.
Built in 1980, the property overlooks the community pool and provides a view of Lake Hamilton. The location is in Hot Springs, Garland County, with boat access supported by the included boat slip and dock. The community’s inground pool adds a shared recreational feature to the property.
Built in 1980, the property overlooks the community pool and provides a view of Lake Hamilton. The location is in Hot Springs, Garland County, with boat access supported by the included boat slip and dock. The community’s inground pool adds a shared recreational feature to the property.
Key Highlights
- 1,288 SF upstairs condominium with two bedrooms and two bathrooms
- Updated kitchen and bathrooms with vinyl flooring and walk‑in shower
- Boat slip and boat dock included
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
$7,948
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
3.26%
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%
$158,960
$159.0K
Cap Rate 7%
$113,543
$113.5K
Cap Rate 9%
$88,311
$88.3K
Market Conditions
NOI Build-Up for 1,288 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
$15.5K $12.00/SF
− Vacancy
−$1.0K −$0.78/SF
EGI
$14.5K $11.22/SF
− OpEx
−$6.5K −$5.05/SF
NOI
$7.9K $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%
$158,960
Cap Rate 7%
$113,543
Cap Rate 9%
$88,311
Alternative Uses
Best Use
Apartment 5plus
$113.5K
$99.4K – $132.5K
NOI $7,948 @ 7.0% cap · market cap 3.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$235.5K
$206.1K – $274.8K
NOI $16,488 @ 7.0% cap · market cap 6.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
99
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
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom condo with updated kitchen, updated bathrooms, deck, boat access, and use of an inground community pool.
Where is this residential income property located?
The property is located at 100 Bayou Point Hot Springs, AR.
What is the asking price?
The asking price for this property is $243,500.
What are key features of this property?
This property features: 1,288 SF upstairs condominium with two bedrooms and two bathrooms; Updated kitchen and bathrooms with vinyl flooring and walk‑in shower; Boat slip and boat dock included
