Four-Unit Multifamily
New
For Sale
$435,000
158 & 144 Isaac Ln, Hot Springs, AR 71901
Two buildings provide a mix of private living spaces, with every unit currently rented.
Property Size3,804 SF
Price / SF$114.35
Days on Market7
Property Features for 158 & 144 Isaac Ln
General Information
Standard status
Active
Size
3,804 SF
Property subtype
Multi-Family
Building Details
Year Built
1976
Listing Agency:
CBRPM Hot Springs
Listed By:
Sean Edds · License #SA00080170
(501) 617-0636
Source:
Pcsingtolittlerock
Added: Sep 28
Changed: Oct 4
Last Checked: Oct 4 at 12:22PM
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 CBRPM Hot Springs
Investment Insights
Based on property information with market context.
This multifamily property includes a house configured as two separate 2-bedroom, 1-bath units and a duplex with matching 2-bedroom, 1-bath units on each side. All four units are rented. Each has a separate electric meter, with tenants paying their own electricity, and each building has its own septic system. Water service is provided by Hot Springs Municipal. The property was built in 1976; the house roof was replaced in 2020, and the duplex roof was replaced in July 2023.
The property encompasses more than 5 acres in the county. City property lies to the south and east, and the land includes additional potential home sites, including a wooded hilltop area at the end of Isaac Lane.
The property encompasses more than 5 acres in the county. City property lies to the south and east, and the land includes additional potential home sites, including a wooded hilltop area at the end of Isaac Lane.
Key Highlights
- Four rental units across a house and a duplex
- House has two separate 2‑bedroom, 1‑bath units; duplex has two matching 2‑bedroom, 1‑bath units
- More than 5 acres with additional potential home sites
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
$23,474
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
5.40%
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%
$469,480
$469.5K
Cap Rate 7%
$335,343
$335.3K
Cap Rate 9%
$260,822
$260.8K
Market Conditions
NOI Build-Up for 3,804 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
$45.6K $12.00/SF
− Vacancy
−$3.0K −$0.78/SF
EGI
$42.7K $11.22/SF
− OpEx
−$19.2K −$5.05/SF
NOI
$23.5K $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%
$469,480
Cap Rate 7%
$335,343
Cap Rate 9%
$260,822
Alternative Uses
Best Use
Apartment 5plus
$335.3K
$293.4K – $391.2K
NOI $23,474 @ 7.0% cap · market cap 5.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$695.7K
$608.7K – $811.6K
NOI $48,697 @ 7.0% cap · market cap 11.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Demographics for 71901, AR
29,363
Population
14,952
Households
2
Avg Household Size
43
Median Age
26%
College-Educated
88%
High-School Grad
101.9 sq mi
ZIP Area
288
Density / Sq Mi
$52,410
Median Household Income
$35,604
Median Earnings
$797
Median Rent
$173,400
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?
Multifamily property - Two buildings provide a mix of private living spaces, with every unit currently rented.
Where is this multifamily property located?
The property is located at 158 & 144 Isaac Ln Hot Springs, AR.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: Four rental units across a house and a duplex; House has two separate 2‑bedroom, 1‑bath units; duplex has two matching 2‑bedroom, 1‑bath units; More than 5 acres with additional potential home sites
