Lakeside Duplex
For Sale
$475,000
1139 Twin Points, Hot Springs, AR 71913
Residential, Bungalow/Cottage, Hot Springs, AR
Property Size2,110 SF
Price / SF$225.12
Days on Market9
Property Features for 1139 Twin Points
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bathroom 4, Bedroom 1, Basement, Bathroom 1, Bedroom 2, Bathroom 3, Bathroom 2
Parking features
Garage
Fireplace
1
Appliances
Dishwasher, Disposal
Subdivision
Sutton Place HPR
Lot features
Resort Property, Lake View, Lake Front, Waterfront
Directions
From HSBOR- Turn right onto Central Ave. and then right onto Higdon Ferry right onto Twin Points Rd. Turn Left into Sutton Place
Standard status
Active
Size
2,110 SF
Taxes and HOA fees
Tax Description
OOC / 1139C
Tax Annual Amount
4073
HOA Fee
$195 Monthly
Legal Description
OOC / 1139C
Utilities
Water front
1
Amenities
patio
covered boat slip
Building Details
Year built
1930
Floors in Building
1
Flooring type
Tile, Wood
Roof type
Composition
Architectural style
Bungalow
Listing Agency:
The Goff Group Real Estate Company
(501) 525-0908
Listed By:
David Hall · License #PB00072119
(501) 276-2280
Added: Aug 24
Changed: Aug 31
Last Checked: Sep 1 at 9:06PM
MLS# 26034449
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 duplex property is positioned along Lake Hamilton at 1139 Twin Points in Hot Springs. The residence includes three bedrooms, an open kitchen, living, and dining arrangement, wood and tile flooring, a fireplace, and an updated interior. Dishwasher and disposal appliances are included.
Outdoor features include a patio oriented toward the lake, a covered boat slip, and a two-car garage. The property was built in 1930 and has a composition roof. Its bungalow architectural style and waterfront setting provide a distinct residential configuration within the Hot Springs market.
Outdoor features include a patio oriented toward the lake, a covered boat slip, and a two-car garage. The property was built in 1930 and has a composition roof. Its bungalow architectural style and waterfront setting provide a distinct residential configuration within the Hot Springs market.
Key Highlights
- Lake Hamilton waterfront setting at 1139 Twin Points, Hot Springs, AR 71913
- Three‑bedroom residential property with an updated interior
- Covered boat slip 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
$13,935
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
2.93%
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%
$278,700
$278.7K
Cap Rate 7%
$199,071
$199.1K
Cap Rate 9%
$154,833
$154.8K
Market Conditions
NOI Build-Up for 2,110 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
$21.5K $10.20/SF
− Vacancy
−$1.6K −$0.77/SF
EGI
$19.9K $9.44/SF
− OpEx
−$6.0K −$2.83/SF
NOI
$13.9K $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%
$278,700
Cap Rate 7%
$199,071
Cap Rate 9%
$154,833
Alternative Uses
Best Use
Multifamily LT 5
$199.1K
$174.2K – $232.3K
NOI $13,935 @ 7.0% cap · market cap 2.93%
Second Best
Apartment 5plus
$186.0K
$162.8K – $217.0K
NOI $13,021 @ 7.0% cap · market cap 2.74%
Theoretical Best
Office A
$385.9K
$337.6K – $450.2K
NOI $27,011 @ 7.0% cap · market cap 5.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
39
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?
Duplex - Waterfront residential property with an updated interior, covered boat slip, patio, and garage.
Where is this duplex located?
The property is located at 1139 Twin Points Hot Springs, AR.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Lake Hamilton waterfront setting at 1139 Twin Points, Hot Springs, AR 71913; Three‑bedroom residential property with an updated interior; Covered boat slip included
