Ranch Duplex with Private
New
For Sale
$395,000
102 Etta Street, Hot Springs, AR 71901
Commercial / Industrial, Ranch, Hot Springs, AR
Property Size3,468 SF
Lot Size0.40 Acres
Price / SF$113.90
Days on Market4
Property Features for 102 Etta Street
General Information
Property type
Commercial Sale
Property subtype
Single Family Residence
Parking
4
Interior features
Ceiling Fans
Exterior features
Partially Fenced, Storage Building
Fencing
Partial
Subdivision
Irwin CJ #3
Lot features
Sloped, Level, Corner Lot, Out of City
Directions
From HSBOR: Right on Orange, Right on Central, Left on Grand, Right on Malvern, Left on Ridgeway, Right on Westinghouse, Right on Etta
Standard status
Active
APN
200-35900-023-000
Size
3,468 SF
Lot size
0.40 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 38
Tax Annual Amount
2759
Legal Description
LOT 38
Building Details
Year built
1985
Floors in Building
1
Flooring type
Wood
Roof type
Shingle
Architectural style
Ranch
Additional Structures
Storage
Listing Agency:
Keller Williams Realty Hot Springs
(501) 907-5959
Listed By:
Jason Edington · License #AB56069,ARKANSAS
(870) 210-1445
Added: Aug 17
Changed: Aug 19
Last Checked: Aug 20 at 8:06AM
MLS# 26033613
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.
Built in 1985, this ranch-style duplex contains 3,468 square feet across two separate residences. Each unit offers three bedrooms, two bathrooms, a private one-car garage, wood flooring, ceiling fans, and a backyard. The property is currently tenant occupied and includes a storage building, partial fencing, and a shingle roof.
Set on a 0.4-acre corner lot in Hot Springs, the property provides access to the Hot Springs Bypass, Malvern Avenue, and Grand Avenue. The two-unit configuration supports continued rental use or an owner-occupancy arrangement with the adjoining residence available for rent. Showings are by appointment, and tenants should not be disturbed.
Set on a 0.4-acre corner lot in Hot Springs, the property provides access to the Hot Springs Bypass, Malvern Avenue, and Grand Avenue. The two-unit configuration supports continued rental use or an owner-occupancy arrangement with the adjoining residence available for rent. Showings are by appointment, and tenants should not be disturbed.
Key Highlights
- Two‑unit duplex with 3,468 square feet of building area
- Each residence includes 3 bedrooms and 2 bathrooms
- Two private 1‑car garages, one serving each unit
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
$22,904
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
5.80%
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%
$458,080
$458.1K
Cap Rate 7%
$327,200
$327.2K
Cap Rate 9%
$254,489
$254.5K
Market Conditions
NOI Build-Up for 3,468 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
$35.4K $10.20/SF
− Vacancy
−$2.7K −$0.77/SF
EGI
$32.7K $9.44/SF
− OpEx
−$9.8K −$2.83/SF
NOI
$22.9K $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%
$458,080
Cap Rate 7%
$327,200
Cap Rate 9%
$254,489
Alternative Uses
Best Use
Multifamily LT 5
$327.2K
$286.3K – $381.7K
NOI $22,904 @ 7.0% cap · market cap 5.80%
Second Best
Apartment 5plus
$305.7K
$267.5K – $356.7K
NOI $21,401 @ 7.0% cap · market cap 5.42%
Theoretical Best
Office A
$634.2K
$555.0K – $739.9K
NOI $44,396 @ 7.0% cap · market cap 11.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 71901, AR
29,363
Population
14,952
Households
2
Avg Household Size
43
Median Age
26%
College-Educated
88%
High-School Grad
101.9 sq mi
ZIP Area
288
Density / Sq Mi
$52,410
Median Household Income
$35,604
Median Earnings
$797
Median Rent
$173,400
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 - Tenant-occupied corner-lot duplex with two residences, private garages, and partially fenced outdoor space.
Where is this duplex located?
The property is located at 102 Etta Street Hot Springs, AR.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Two‑unit duplex with 3,468 square feet of building area; Each residence includes 3 bedrooms and 2 bathrooms; Two private 1‑car garages, one serving each unit
