Resort Condo with Pool
For Sale
$249,000
200 Hamilton Oaks Drive Unit L3, Hot Springs, AR 71913
Condominium unit in a resort complex with an upper pool and outdoor hot tub.
Property Size1,296 SF
Days on Market146
Property Features for 200 Hamilton Oaks Drive Unit L3
General Information
Standard status
Active
Size
1,296 SF
Property subtype
Condo/Townhse/Duplex/Apt
Additional Details
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$1,560
Amenities
pool
outdoor hot tub
Building Details
Building Size
1,296 SF
Year Built
1979
Listing Agency:
Hot Springs Realty
(501) 538-6732
Listed By:
Rita Jones
(501) 538-6732
Source:
Whitestonearkansas
Added: Mar 31
Changed: Aug 22
Last Checked: Aug 23 at 9:16AM
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 Hot Springs Realty
Investment Insights
Based on property information with market context.
This condominium unit is located within South Shore Resort at 200 Hamilton Oaks Drive in Hot Springs. Built in 1979, the property is positioned away from traffic within the complex and near the upper swimming pool.
The resort includes an outdoor hot tub, and nightly rentals are allowed by the complex. The unit can serve as a vacation-oriented residence, a full-time home, or a short-term rental property, subject to the resort’s rental policy. Furniture and furnishings are negotiable with an acceptable offer.
The resort includes an outdoor hot tub, and nightly rentals are allowed by the complex. The unit can serve as a vacation-oriented residence, a full-time home, or a short-term rental property, subject to the resort’s rental policy. Furniture and furnishings are negotiable with an acceptable offer.
Key Highlights
- Nightly rentals allowed by the resort complex
- Upper swimming pool located near the unit
- Outdoor hot tub within the resort
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
$7,998
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
3.21%
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%
$159,960
$160.0K
Cap Rate 7%
$114,257
$114.3K
Cap Rate 9%
$88,867
$88.9K
Market Conditions
NOI Build-Up for 1,296 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
$15.6K $12.00/SF
− Vacancy
−$1.0K −$0.78/SF
EGI
$14.5K $11.22/SF
− OpEx
−$6.5K −$5.05/SF
NOI
$8.0K $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%
$159,960
Cap Rate 7%
$114,257
Cap Rate 9%
$88,867
Alternative Uses
Best Use
Apartment 5plus
$114.3K
$100.0K – $133.3K
NOI $7,998 @ 7.0% cap · market cap 3.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$237.0K
$207.4K – $276.5K
NOI $16,591 @ 7.0% cap · market cap 6.66%
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
174
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Short term rental property - Condominium unit in a resort complex with an upper pool and outdoor hot tub.
Where is this short term rental property located?
The property is located at 200 Hamilton Oaks Drive Unit L3 Hot Springs, AR.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: Nightly rentals allowed by the resort complex; Upper swimming pool located near the unit; Outdoor hot tub within the resort
