Townhouse Residential Income
For Sale
$254,000
11 Arista Lane, Hot Springs Village, AR 71909
CONDOS - Hot Springs Village, AR
Property Size1,626 SF
Price / SF$156.21
Days on Market9
Property Features for 11 Arista Lane
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 3, Bedroom 1, Bathroom 1, Bathroom 2
Parking features
Garage, Open
Interior features
Breakfast Bar
Appliances
Electric Range
Subdivision
ARISTA COURTS
Lot features
In Subdivision
Directions
Desoto to Ponce de Leon to Arista Lane
Standard status
Active
Size
1,626 SF
Taxes and HOA fees
Tax Description
Lot 1 Block 15
Tax Annual Amount
1807
HOA Fee
$123 Monthly
Legal Description
Lot 1 Block 15
Amenities
gated community
private back deck
sunroom/sitting area
Building Details
Year built
1998
Floors in Building
1
Flooring type
Wood
Roof type
Composition
Architectural style
Other
Listing Agency:
Trademark Real Estate, Inc.
(501) 318-3200
Listed By:
Marsha Pultz
(501) 622-7593
Added: Jul 30
Changed: Aug 6
Last Checked: Aug 7 at 10:06AM
MLS# 26031815
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 1,626-square-foot residential income property has a townhouse layout with three bedrooms and two bathrooms. Built in 1998, the home includes wood flooring, a breakfast bar, an electric range, composition roofing, and a primary suite with an attached sunroom or sitting area. Garage and open parking are provided.
Located in Hot Springs Village, the property is part of a gated community and includes a private back deck oriented toward natural surroundings. The address is 11 Arista Lane, Hot Springs Village, AR 71909.
Located in Hot Springs Village, the property is part of a gated community and includes a private back deck oriented toward natural surroundings. The address is 11 Arista Lane, Hot Springs Village, AR 71909.
Key Highlights
- 1,626‑square‑foot townhouse configuration
- Three bedrooms and two bathrooms
- Primary suite with attached sunroom or sitting area
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
$10,034
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
3.95%
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%
$200,680
$200.7K
Cap Rate 7%
$143,343
$143.3K
Cap Rate 9%
$111,489
$111.5K
Market Conditions
NOI Build-Up for 1,626 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
$19.5K $12.00/SF
− Vacancy
−$1.3K −$0.78/SF
EGI
$18.2K $11.22/SF
− OpEx
−$8.2K −$5.05/SF
NOI
$10.0K $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%
$200,680
Cap Rate 7%
$143,343
Cap Rate 9%
$111,489
Alternative Uses
Best Use
Apartment 5plus
$143.3K
$125.4K – $167.2K
NOI $10,034 @ 7.0% cap · market cap 3.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$297.4K
$260.2K – $346.9K
NOI $20,815 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
37
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Gated-community townhouse featuring wood flooring, a primary suite sitting area, and a private rear deck.
Where is this residential income property located?
The property is located at 11 Arista Lane Hot Springs Village, AR.
What is the asking price?
The asking price for this property is $254,000.
What are key features of this property?
This property features: 1,626‑square‑foot townhouse configuration; Three bedrooms and two bathrooms; Primary suite with attached sunroom or sitting area
