Two-Level Residential Income
For Sale
$115,000
12 Brandywine Ct, Hot Springs, AR 71901
Residential, Traditional, Hot Springs, AR
Property Size1,311 SF
Price / SF$87.72
Days on Market137
Property Features for 12 Brandywine Ct
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bathroom 2, Bathroom 1
Parking features
Assigned, Carport
Interior features
Washer Connection, Washer-Stays, Dryer Connection-Electric, Dryer-Stays, Water Heater-Electric, Smoke Detector(s), Walk-In Closet(s), Ceiling Fan(s), Walk-in Shower
Exterior features
Partially Fenced, Inground Pool, Guttering, Wood Fence
Fencing
Partial, Wood
Fireplace
1
Appliances
Electric Range, Dishwasher, Disposal, Pantry, Refrigerator-Stays
Subdivision
Huntleigh Woods HPR
Lot features
Level, In Subdivision, Near Bus Stop
Directions
From HSBOR Left on Orange to , Right on Central, Left on Grand, Right on Malvern, Huntleigh Woods is on the right
Standard status
Active
APN
400-34900-006-000
Size
1,311 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
HUNTLEIGH WOODS HPR PHASE II
Tax Annual Amount
688
HOA Fee
$238 Monthly
Legal Description
HUNTLEIGH WOODS HPR PHASE II
Amenities
swimming pool
club house
exercise center
Building Details
Year built
1982
Floors in Building
2
Flooring type
Vinyl
Roof type
Shingle
Architectural style
Other
Listing Agency:
Hot Springs Realty
(501) 525-4178
Listed By:
Robert Shannon · License #EB00059898
(501) 318-7571
Added: May 21
Changed: Sep 13
Last Checked: Oct 4 at 9:06PM
MLS# 26020494
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 1,311-square-foot residential income property, built in 1982, offers a two-level layout with a large upstairs ensuite and a separate bedroom and bathroom on the lower level. Interior features include a walk-in closet, walk-in shower, ceiling fans, vinyl flooring, electric water heater, washer and dryer connections, and select appliances that stay. The unit also includes a fireplace, assigned carport parking, partial wood fencing, and a shingle roof.
Community amenities include an inground swimming pool, clubhouse, exercise center, and walking areas. The POA handles grounds maintenance. The property is being sold as-is, where-is, with no seller disclosure provided.
Community amenities include an inground swimming pool, clubhouse, exercise center, and walking areas. The POA handles grounds maintenance. The property is being sold as-is, where-is, with no seller disclosure provided.
Key Highlights
- 1,311 square feet; built in 1982
- Two‑level layout with an upstairs ensuite and downstairs bedroom and bathroom
- Inground pool, clubhouse, and exercise center within the condo community
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
$8,090
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
7.03%
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%
$161,800
$161.8K
Cap Rate 7%
$115,571
$115.6K
Cap Rate 9%
$89,889
$89.9K
Market Conditions
NOI Build-Up for 1,311 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
$15.7K $12.00/SF
− Vacancy
−$1.0K −$0.78/SF
EGI
$14.7K $11.22/SF
− OpEx
−$6.6K −$5.05/SF
NOI
$8.1K $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%
$161,800
Cap Rate 7%
$115,571
Cap Rate 9%
$89,889
Alternative Uses
Best Use
Apartment 5plus
$115.6K
$101.1K – $134.8K
NOI $8,090 @ 7.0% cap · market cap 7.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$239.8K
$209.8K – $279.7K
NOI $16,783 @ 7.0% cap · market cap 14.59%
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
602
Businesses Nearby
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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
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Frequently Asked Questions
What type of property is this?
Residential income property - Condominium community provides pool, clubhouse, exercise facilities, walking areas, and grounds maintenance through the POA.
Where is this residential income property located?
The property is located at 12 Brandywine Ct Hot Springs, AR.
What is the asking price?
The asking price for this property is $115,000.
What are key features of this property?
This property features: 1,311 square feet; built in 1982; Two‑level layout with an upstairs ensuite and downstairs bedroom and bathroom; Inground pool, clubhouse, and exercise center within the condo community
