Gated Waterfront Condominium with Two
For Sale
$550,000
150 Villa Pointe Unit A, Hot Springs, AR 71913
Modern three-bedroom, three-bath gated lake condominium on Lake Hamilton with two private balconies.
Property Size2,950 SF
Price / SF$186.44
Days on Market59
Property Features for 150 Villa Pointe Unit A
General Information
Standard status
Active
Size
2,950 SF
Property subtype
Condo/Townhse/Duplex/Apt
Units
Unit Mix
3BR/3BA
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$5,353
Amenities
gated community
community pool
private balconies
kitchenette
Building Details
Building Size
2,950 SF
Year Built
2021
Listing Agency:
Crye-Leike REALTORS Hot Springs
Listed By:
Nedra Plumlee · License #EB00042722
(501) 276-4510
Source:
Whitestonearkansas
Added: Jul 24
Changed: Sep 18
Last Checked: Sep 19 at 12:51PM
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 Crye-Leike REALTORS Hot Springs
Investment Insights
Based on property information with market context.
This 2021-built three-bedroom, three-bath condominium in a gated waterfront community offers spacious lake living on Lake Hamilton. The residence totals 2,950 square feet and is designed with two distinct living levels for entertaining and privacy.
Enjoy indoor-outdoor living with expansive views from two private balconies overlooking the community pool. The lower level includes a private bedroom with a full bathroom, along with its own separate living area and kitchenette—well suited for a guest suite, in-law quarters, home office, or media room.
With two living levels and multiple private spaces, the layout supports flexible day-to-day use while keeping bedrooms and bathrooms thoughtfully arranged for comfort.
Enjoy indoor-outdoor living with expansive views from two private balconies overlooking the community pool. The lower level includes a private bedroom with a full bathroom, along with its own separate living area and kitchenette—well suited for a guest suite, in-law quarters, home office, or media room.
With two living levels and multiple private spaces, the layout supports flexible day-to-day use while keeping bedrooms and bathrooms thoughtfully arranged for comfort.
Key Highlights
- 2,950 SF three‑bedroom, three‑bath condominium in a gated waterfront community
- Two private balconies with views overlooking the community pool
- Lower level includes a private bedroom, full bathroom, separate living area, and kitchenette
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
$18,204
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
3.31%
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%
$364,080
$364.1K
Cap Rate 7%
$260,057
$260.1K
Cap Rate 9%
$202,267
$202.3K
Market Conditions
NOI Build-Up for 2,950 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
$35.4K $12.00/SF
− Vacancy
−$2.3K −$0.78/SF
EGI
$33.1K $11.22/SF
− OpEx
−$14.9K −$5.05/SF
NOI
$18.2K $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%
$364,080
Cap Rate 7%
$260,057
Cap Rate 9%
$202,267
Alternative Uses
Best Use
Apartment 5plus
$260.1K
$227.6K – $303.4K
NOI $18,204 @ 7.0% cap · market cap 3.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$539.5K
$472.1K – $629.4K
NOI $37,765 @ 7.0% cap · market cap 6.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
199
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 - Modern three-bedroom, three-bath gated lake condominium on Lake Hamilton with two private balconies.
Where is this residential income property located?
The property is located at 150 Villa Pointe Unit A Hot Springs, AR.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 2,950 SF three‑bedroom, three‑bath condominium in a gated waterfront community; Two private balconies with views overlooking the community pool; Lower level includes a private bedroom, full bathroom, separate living area, and kitchenette
