Updated Two-Unit
For Sale
$169,000
312 A&B Hagen Street and 304 Cooper Street and 304 Cooper Street, Hot Springs, AR 71913
Each residence offers two bedrooms, one full bathroom, and recent repairs that retain original character.
Property Size2,268 SF
Price / SF$74.51
Days on Market27
Property Features for 312 A&B Hagen Street and 304 Cooper Street and 304 Cooper Street
General Information
Standard status
Active
Size
2,268 SF
Property subtype
Multi-family
Listing Agency:
ESQ. Realty Group - Hot Springs
(501) 255-0509
Listed By:
Randy Whitehead · License #SA00093211
(501) 844-9011
Source:
Heilesassociatesrealtors
Added: Aug 19
Changed: Sep 8
Last Checked: Sep 13 at 11:26AM
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 ESQ. Realty Group - Hot Springs
Investment Insights
Based on property information with market context.
This 1939 duplex contains two residential units, each arranged with two bedrooms and one full bathroom. Recent repairs and updates have improved the property while maintaining elements of its original character. Both units were recently rented, providing an established rental history for the asset.
The offering also includes a vacant lot at 304 Cooper Street. Future development of an additional rental property may be possible, subject to applicable zoning requirements and local approvals. The duplex is located at 312 A&B Hagen Street in Hot Springs, Arkansas.
The offering also includes a vacant lot at 304 Cooper Street. Future development of an additional rental property may be possible, subject to applicable zoning requirements and local approvals. The duplex is located at 312 A&B Hagen Street in Hot Springs, Arkansas.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 full bathroom per unit
- Built in 1939 with recent repairs and updates
- Original character retained alongside property improvements
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
$14,979
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
8.86%
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%
$299,580
$299.6K
Cap Rate 7%
$213,986
$214.0K
Cap Rate 9%
$166,433
$166.4K
Market Conditions
NOI Build-Up for 2,268 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
$23.1K $10.20/SF
− Vacancy
−$1.7K −$0.77/SF
EGI
$21.4K $9.44/SF
− OpEx
−$6.4K −$2.83/SF
NOI
$15.0K $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%
$299,580
Cap Rate 7%
$213,986
Cap Rate 9%
$166,433
Alternative Uses
Best Use
Multifamily LT 5
$214.0K
$187.2K – $249.7K
NOI $14,979 @ 7.0% cap · market cap 8.86%
Second Best
Apartment 5plus
$199.9K
$175.0K – $233.3K
NOI $13,996 @ 7.0% cap · market cap 8.28%
Theoretical Best
Office A
$414.8K
$362.9K – $483.9K
NOI $29,034 @ 7.0% cap · market cap 17.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
418
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
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence offers two bedrooms, one full bathroom, and recent repairs that retain original character.
Where is this duplex located?
The property is located at 312 A&B Hagen Street and 304 Cooper Street and 304 Cooper Street Hot Springs, AR.
What is the asking price?
The asking price for this property is $169,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 full bathroom per unit; Built in 1939 with recent repairs and updates; Original character retained alongside property improvements
