Two-Level Residential Income
For Sale
$115,000
12 Brandywine Ct Unit 12, Hot Springs, AR 71901
Condominium layout places the primary suite upstairs and a second bedroom and bath on the main level.
Property Size1,311 SF
Days on Market96
Property Features for 12 Brandywine Ct Unit 12
General Information
Standard status
Active
Size
1,311 SF
Property subtype
Condo/Townhse/Duplex/Apt
Additional Details
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$687
Amenities
swimming pool
club house
exercise center
Building Details
Building Size
1,311 SF
Year Built
1982
Listing Agency:
Hot Springs Realty
(501) 318-7571
Listed By:
Robert Shannon · License #EB00059898
(501) 318-7571
Source:
Whitestonearkansas
Added: May 21
Changed: Aug 21
Last Checked: Aug 23 at 7:57AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Hot Springs Realty
Investment Insights
Based on property information with market context.
This condominium unit, built in 1982, offers a two-level configuration with a large ensuite bedroom upstairs and an additional bedroom and bathroom downstairs. The property is offered in its current condition, with no seller disclosure provided.
Residents have access to a swimming pool, clubhouse, exercise center, and walking areas within the complex. The POA maintains the grounds. The community is positioned near grocery stores, restaurants, medical offices, and a hospital in Hot Springs.
Residents have access to a swimming pool, clubhouse, exercise center, and walking areas within the complex. The POA maintains the grounds. The community is positioned near grocery stores, restaurants, medical offices, and a hospital in Hot Springs.
Key Highlights
- Two‑level condominium layout with bedrooms and bathrooms on both floors
- Large ensuite bedroom located upstairs
- Additional bedroom and bathroom positioned downstairs
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
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
602
Businesses Nearby
Explore this area
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Condominium layout places the primary suite upstairs and a second bedroom and bath on the main level.
Where is this residential income property located?
The property is located at 12 Brandywine Ct Unit 12 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: Two‑level condominium layout with bedrooms and bathrooms on both floors; Large ensuite bedroom located upstairs; Additional bedroom and bathroom positioned downstairs
