Updated Furnished
For Sale
Under Contract
$119,900
116 Emperado, Hot Springs Village, AR 71909
Residential, Townhouse, Hot Springs Village, AR
Property Size1,214 SF
Lot Size0.15 Acres
Price / SF$98.76
Days on Market130
Property Features for 116 Emperado
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Bathroom 2, Bathroom 1, Bedroom 2, Bedroom 1, Bedroom 3, Office
Patio and Porch features
Patio
Interior features
Dry Bar, Washer-Stays, Dryer-Stays, Water Heater-Electric, Ceiling Fan(s), Walk-in Shower, Furnished
Exterior features
Patio
Appliances
Microwave, Electric Range, Dishwasher, Refrigerator-Stays
Subdivision
Desoto Courts Townhouse 1
Lot features
Level, Golf View
Elementary school
Jessieville
Middle school
Jessieville
High school
Jessieville
Directions
Desoto to Emparado
Standard status
Active Under Contract
Size
1,214 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Description
Lot 116 Block 1
Tax Annual Amount
656
HOA Fee
$116 Monthly
Legal Description
Lot 116 Block 1
Building Details
Year built
1971
Floors in Building
2
Flooring type
Laminate, Tile
Roof type
Composition
Architectural style
Other
Listing Agency:
Southern Realty of Hot Springs, Inc.
(501) 321-2025
Listed By:
Holly Robertson · License #00051450
(501) 204-2958
Added: Apr 28
Changed: Sep 3
Last Checked: Sep 4 at 12:06PM
MLS# 26016860
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 1,214-square-foot duplex offers a two-level layout on a 0.15-acre lot. The main floor includes an open living area, half bath, galley kitchen, dining space, and a bonus room that can function as an additional bedroom, office, hobby room, game room, or den. Two bedrooms and a full bath are located upstairs. The property is furnished and includes appliances, linens, and dishes.
Recent improvements include a new roof, HVAC system, water heater, flooring, interior paint, countertops, appliances, and selected plumbing and electrical updates. A patio provides outdoor space, while the bedroom offers a distant golf course view. The residence is located near Desoto Golf Course and Lake Desoto, with the Desoto Nature Trail, Waypoint Marina, Desoto Pool, Desoto Recreation Center, and local dining nearby.
Recent improvements include a new roof, HVAC system, water heater, flooring, interior paint, countertops, appliances, and selected plumbing and electrical updates. A patio provides outdoor space, while the bedroom offers a distant golf course view. The residence is located near Desoto Golf Course and Lake Desoto, with the Desoto Nature Trail, Waypoint Marina, Desoto Pool, Desoto Recreation Center, and local dining nearby.
Key Highlights
- 1,214 square feet on a 0.15‑acre lot
- Two‑level layout with two upstairs bedrooms and a flexible bonus room
- Recent roof, HVAC, water heater, flooring, paint, countertops, and appliance updates
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
$8,018
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
6.69%
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%
$160,360
$160.4K
Cap Rate 7%
$114,543
$114.5K
Cap Rate 9%
$89,089
$89.1K
Market Conditions
NOI Build-Up for 1,214 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
$12.4K $10.20/SF
− Vacancy
−$929 −$0.77/SF
EGI
$11.5K $9.44/SF
− OpEx
−$3.4K −$2.83/SF
NOI
$8.0K $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%
$160,360
Cap Rate 7%
$114,543
Cap Rate 9%
$89,089
Alternative Uses
Best Use
Multifamily LT 5
$114.5K
$100.2K – $133.6K
NOI $8,018 @ 7.0% cap · market cap 6.69%
Second Best
Apartment 5plus
$107.0K
$93.7K – $124.9K
NOI $7,492 @ 7.0% cap · market cap 6.25%
Theoretical Best
Office A
$222.0K
$194.3K – $259.0K
NOI $15,541 @ 7.0% cap · market cap 12.96%
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
100
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
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 - Renovated two-level residence with flexible bonus space, furnishings, appliances, and access to golf, lake, recreation, and dining amenities.
Where is this duplex located?
The property is located at 116 Emperado Hot Springs Village, AR.
What is the asking price?
The asking price for this property is $119,900.
What are key features of this property?
This property features: 1,214 square feet on a 0.15‑acre lot; Two‑level layout with two upstairs bedrooms and a flexible bonus room; Recent roof, HVAC, water heater, flooring, paint, countertops, and appliance updates
