Remodeled Duplex with
New
For Sale
$325,000
15 Arista Lane, Hot Springs Village, AR 71909
Residential, Traditional, Townhouse, Hot Springs Village, AR
Property Size1,892 SF
Price / SF$171.78
Days on Market1
Property Features for 15 Arista Lane
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Den, Bedroom 2, Bathroom 2, Bedroom 1, Bathroom 1, Laundry Room, Bedroom 3
Parking features
Open, Garage
Patio and Porch features
Deck, Porch
Interior features
Washer Connection, Water Heater-Electric, Walk-In Closet(s), Ceiling Fan(s), Walk-in Shower, Breakfast Bar
Exterior features
Deck, Porch, Guttering
Fireplace
1
Appliances
Free-Standing Stove, Microwave, Surface Range, Dishwasher, Disposal, Pantry, Refrigerator-Stays, Ice Maker Connection, Freezer, Convection Oven, Induction Cooktop
Subdivision
ARISTA COURTS
Lot features
Level, Cul-de-sac, In Subdivision, Common to Golf Course, Common to Lake
Directions
From East Gate: Desoto to Ponce De Leon. Turn L on Ponce De Leon towards Balboa Beach, Turn R on Arista Lane. Property on the left.
Standard status
Active
Size
1,892 SF
Taxes and HOA fees
Tax Description
Lot 13, Block 1
Tax Annual Amount
1556
HOA Fee
$115 Monthly
Legal Description
Lot 13, Block 1
Utilities
Utilities
Propane
Water front
1
Amenities
gas fireplace
vaulted ceilings
back-lit skylight
sunroom
floor-to-ceiling windows
gated deck
updated appliances
induction stove
pantry
laundry host station
stainless sink
stand-alone ice maker
soaking tub
dual-head shower
walk-in closet
finished crawl space
LVP/engineered wood floors
level driveway
generator wiring
Building Details
Year built
1998
Floors in Building
1
Flooring type
Vinyl, Wood, Carpet
Roof type
Shingle
Architectural style
Other
Listing Agency:
McGraw Realtors - HSV
(501) 922-0707
Listed By:
Kelly Burleson
(817) 366-8507
Added: Aug 20
Last Checked: Aug 20 at 9:06AM
MLS# 26033954
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 1,892-square-foot duplex was remodeled in 2024 and includes three bedrooms, two bathrooms, an open-concept living area, and a gas fireplace beneath vaulted ceilings. A sunroom with floor-to-ceiling windows opens to a gated deck and backyard. The kitchen includes updated cabinetry, an induction cooktop, appliances, and a pantry, while the laundry area adds cabinetry, a stainless sink, and a stand-alone ice maker. The primary suite features a soaking tub, dual-head shower, and two closets, including a walk-in closet.
Additional features include a finished crawl space, durable vinyl and engineered wood flooring, a level driveway, a two-car garage, generator wiring, and shingle roofing. The property is at 15 Arista Lane in Hot Springs Village, near Balboa Beach and the spillway. Propane service is provided.
Additional features include a finished crawl space, durable vinyl and engineered wood flooring, a level driveway, a two-car garage, generator wiring, and shingle roofing. The property is at 15 Arista Lane in Hot Springs Village, near Balboa Beach and the spillway. Propane service is provided.
Key Highlights
- 1,892 SF duplex remodeled in 2024
- Three bedrooms and two bathrooms with an open‑concept living area
- Kitchen with induction cooktop, updated cabinetry, pantry, and included appliances
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
$12,496
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
3.84%
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%
$249,920
$249.9K
Cap Rate 7%
$178,514
$178.5K
Cap Rate 9%
$138,844
$138.8K
Market Conditions
NOI Build-Up for 1,892 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
$19.3K $10.20/SF
− Vacancy
−$1.4K −$0.77/SF
EGI
$17.9K $9.44/SF
− OpEx
−$5.4K −$2.83/SF
NOI
$12.5K $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%
$249,920
Cap Rate 7%
$178,514
Cap Rate 9%
$138,844
Alternative Uses
Best Use
Multifamily LT 5
$178.5K
$156.2K – $208.3K
NOI $12,496 @ 7.0% cap · market cap 3.84%
Second Best
Apartment 5plus
$166.8K
$146.0K – $194.6K
NOI $11,676 @ 7.0% cap · market cap 3.59%
Theoretical Best
Office A
$346.0K
$302.8K – $403.7K
NOI $24,221 @ 7.0% cap · market cap 7.45%
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
40
Businesses Nearby
Explore this area
Business Placement
Demographics for 71909, AR
17,935
Population
10,563
Households
1.7
Avg Household Size
67
Median Age
33%
College-Educated
97%
High-School Grad
79.3 sq mi
ZIP Area
226
Density / Sq Mi
$69,171
Median Household Income
$31,165
Median Earnings
$1,143
Median Rent
$255,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Updated duplex with open-concept interiors, a gas fireplace, sunroom, deck, and low-maintenance flooring.
Where is this duplex located?
The property is located at 15 Arista Lane Hot Springs Village, AR.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,892 SF duplex remodeled in 2024; Three bedrooms and two bathrooms with an open‑concept living area; Kitchen with induction cooktop, updated cabinetry, pantry, and included appliances
