Lakefront Residential Income
For Sale
$249,900
122 Chambers, Hot Springs, AR 71913
CONDOS - Hot Springs, AR
Property Size1,242 SF
Price / SF$201.21
Days on Market102
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, Bedroom 2, Bathroom 1
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
Amenities
covered balcony
swim dock
Building Details
Year built
2006
Floors in Building
1
Flooring type
Tile, Vinyl
Listing Agency:
Hot Springs Realty
(501) 525-4178
Listed By:
Candy McCarthy
(501) 762-7627
Added: May 14
Changed: Aug 19
Last Checked: Aug 23 at 5:06PM
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 walk-in-level condominium offers 1,242 square feet with two bedrooms, two bathrooms, a laundry room, and a walk-in closet. The residence is being offered fully furnished and includes a built-in stove, electric range, dishwasher, disposal, and refrigerator. Tile and vinyl flooring, assigned parking, and a covered patio and deck provide practical interior and exterior features. Built in 2006.
The property sits at the water’s edge on Lake Hamilton in Hot Springs, with outdoor space oriented toward lake views and recreation. A marina launch is approximately 1/4 mile away, while Central Avenue, restaurants, local shops, and Oaklawn are approximately one mile from the condominium. The property permits full-time residents, and nightly rentals are not allowed.
The property sits at the water’s edge on Lake Hamilton in Hot Springs, with outdoor space oriented toward lake views and recreation. A marina launch is approximately 1/4 mile away, while Central Avenue, restaurants, local shops, and Oaklawn are approximately one mile from the condominium. The property permits full-time residents, and nightly rentals are not allowed.
Key Highlights
- 1,242‑square‑foot Lake Hamilton condominium with 2 bedrooms and 2 bathrooms
- Walk‑in‑level residence built in 2006
- Fully furnished with appliances, including a refrigerator that stays
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
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
104
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Furnished two-bedroom, two-bath condominium with covered outdoor space and assigned parking.
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 Lake Hamilton condominium with 2 bedrooms and 2 bathrooms; Walk‑in‑level residence built in 2006; Fully furnished with appliances, including a refrigerator that stays
