Lakefront Residential Income
For Sale
$249,900
122 Chambers, Hot Springs, AR 71913
Residential, Hot Springs, AR
Property Size1,242 SF
Price / SF$201.21
Days on Market145
Property Features for 122 Chambers
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Laundry Room, Bathroom 1, Bedroom 2
Parking features
Assigned
Patio and Porch features
Deck, Patio
Interior features
Walk-In Closet(s)
Exterior features
Deck, Covered Patio
Appliances
Built-In Stove, Electric Range, Dishwasher, Disposal, Refrigerator-Stays
Subdivision
BLUE LAKE HPR
Lot features
Sloped, In Subdivision, River/ Lake Area, Lake View, Lake Front
Directions
South on Central, Left on Lakeland Drive, veer left by marina, continue straight to Chambers Point - 2nd complex on right
Standard status
Active
Size
1,242 SF
Taxes and HOA fees
Tax Description
Bldg 122 C Unit C
Tax Annual Amount
1697
HOA Fee
$200 Monthly
Legal Description
Bldg 122 C Unit C
Utilities
Water front
1
Building Details
Year built
2006
Floors in Building
1
Flooring type
Vinyl, Tile
Listing Agency:
Hot Springs Realty
(501) 525-4178
Listed By:
Candy McCarthy
(501) 762-7627
Added: May 14
Changed: Sep 13
Last Checked: Oct 5 at 3:06AM
MLS# 26019958
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 1,242-square-foot, walk-in-level condominium at Lake Hamilton includes two bedrooms, two bathrooms, a laundry room, and a walk-in closet. The residence is offered fully furnished and stocked, with vinyl and tile flooring, a built-in stove, electric range, dishwasher, disposal, and refrigerator. Assigned parking is provided, and the 2006 property includes a covered balcony, patio, and deck facing the water.
The condo sits along the lake’s edge in a quiet cove suited to kayaking, floating, fishing, and use of the swim dock. A marina for boat launching is 1/4 mile away, with boardwalk tie-up available. Central Avenue, restaurants, local shops, and Oaklawn are approximately one mile from the property. Full-time residency is permitted; nightly rentals are not allowed.
The condo sits along the lake’s edge in a quiet cove suited to kayaking, floating, fishing, and use of the swim dock. A marina for boat launching is 1/4 mile away, with boardwalk tie-up available. Central Avenue, restaurants, local shops, and Oaklawn are approximately one mile from the property. Full-time residency is permitted; nightly rentals are not allowed.
Key Highlights
- 1,242‑square‑foot, walk‑in‑level condominium on Lake Hamilton
- Two bedrooms, two bathrooms, laundry room, and walk‑in closet
- Fully furnished and stocked with kitchen appliances 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
$7,664
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
3.07%
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%
$153,280
$153.3K
Cap Rate 7%
$109,486
$109.5K
Cap Rate 9%
$85,156
$85.2K
Market Conditions
NOI Build-Up for 1,242 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
$14.9K $12.00/SF
− Vacancy
−$969 −$0.78/SF
EGI
$13.9K $11.22/SF
− OpEx
−$6.3K −$5.05/SF
NOI
$7.7K $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%
$153,280
Cap Rate 7%
$109,486
Cap Rate 9%
$85,156
Alternative Uses
Best Use
Apartment 5plus
$109.5K
$95.8K – $127.7K
NOI $7,664 @ 7.0% cap · market cap 3.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$227.1K
$198.8K – $265.0K
NOI $15,900 @ 7.0% cap · market cap 6.36%
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
104
Businesses Nearby
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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
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Frequently Asked Questions
What type of property is this?
Residential income property - Fully furnished two-bedroom, two-bath condominium with direct waterfront setting and covered outdoor space.
Where is this residential income property located?
The property is located at 122 Chambers Hot Springs, AR.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: 1,242‑square‑foot, walk‑in‑level condominium on Lake Hamilton; Two bedrooms, two bathrooms, laundry room, and walk‑in closet; Fully furnished and stocked with kitchen appliances included
