Single-Level Residential Income
For Sale
$165,000
109 Indian Hills, Hot Springs, AR 71913
Residential, Hot Springs, AR
Property Size1,350 SF
Price / SF$122.22
Days on Market45
Property Features for 109 Indian Hills
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 2, Bathroom 2, Bedroom 1
Parking features
Carport, Assigned
Patio and Porch features
Deck
Interior features
Washer Connection, Washer-Stays, Dryer Connection-Electric, Dryer-Stays, Water Heater-Electric, Smoke Detector(s), Walk-In Closet(s), Built-Ins, Ceiling Fan(s)
Exterior features
Deck, Outside Storage Area
Appliances
Free-Standing Stove, Microwave, Electric Range, Dishwasher, Disposal, Trash Compactor, Refrigerator-Stays
Subdivision
Oaklawn Village
Lot features
Extra Landscaping
Directions
turn off central
Standard status
Active
Size
1,350 SF
Taxes and HOA fees
Tax Description
LOT UNIT B-5
Tax Annual Amount
1021
HOA Fee
$280 Monthly
Legal Description
LOT UNIT B-5
Building Details
Year built
1987
Floors in Building
1
Flooring type
Tile, Vinyl, Carpet
Roof type
Composition
Additional Structures
Storage
Listing Agency:
The Goff Group Real Estate Company
(501) 525-0908
Listed By:
Haleigh Horner
(501) 617-3874
Added: Aug 21
Changed: Sep 15
Last Checked: Oct 4 at 10:06PM
MLS# 26034134
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 1,350-square-foot residential income property offers single-level living with two bedrooms and two full bathrooms. Built in 1987, the residence features new flooring throughout the living space, a deck, outside storage, a walk-in closet, built-ins, and ceiling fans. The kitchen includes an electric range, microwave, dishwasher, disposal, trash compactor, and refrigerator. Washer and dryer connections are provided, and the appliances convey with the property.
The home is part of a 55+ community in Hot Springs, near Oaklawn Racing Casino Resort, Central Avenue shopping, major hospitals, dining, downtown’s Bathhouse Row, and local appointments. Assigned carport parking is included. POA services cover water, exterior lawn care, exterior maintenance, garbage service, and exterior insurance.
The home is part of a 55+ community in Hot Springs, near Oaklawn Racing Casino Resort, Central Avenue shopping, major hospitals, dining, downtown’s Bathhouse Row, and local appointments. Assigned carport parking is included. POA services cover water, exterior lawn care, exterior maintenance, garbage service, and exterior insurance.
Key Highlights
- 1,350‑square‑foot residence with two bedrooms and two full bathrooms
- Single‑level layout in a 55+ community
- New flooring throughout the living space
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
$8,331
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
5.05%
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%
$166,620
$166.6K
Cap Rate 7%
$119,014
$119.0K
Cap Rate 9%
$92,567
$92.6K
Market Conditions
NOI Build-Up for 1,350 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
$16.2K $12.00/SF
− Vacancy
−$1.1K −$0.78/SF
EGI
$15.1K $11.22/SF
− OpEx
−$6.8K −$5.05/SF
NOI
$8.3K $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%
$166,620
Cap Rate 7%
$119,014
Cap Rate 9%
$92,567
Alternative Uses
Best Use
Apartment 5plus
$119.0K
$104.1K – $138.9K
NOI $8,331 @ 7.0% cap · market cap 5.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$246.9K
$216.0K – $288.0K
NOI $17,282 @ 7.0% cap · market cap 10.47%
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
568
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, two-bath residence with updated flooring, included appliances, and low-maintenance community services.
Where is this residential income property located?
The property is located at 109 Indian Hills Hot Springs, AR.
What is the asking price?
The asking price for this property is $165,000.
What are key features of this property?
This property features: 1,350‑square‑foot residence with two bedrooms and two full bathrooms; Single‑level layout in a 55+ community; New flooring throughout the living space
