Turnkey Cabin Rental
For Sale
$1,750,000
2777 Highway 290, Hot Springs, AR 71913
MULTI_FAMILY - Hot Springs, AR
Property Size9,264 SF
Lot Size4.90 Acres
Price / SF$188.90
Days on Market128
Property Features for 2777 Highway 290
General Information
Property type
Residential Multi Family
Property subtype
Other
Appliances
Electric Range, Dishwasher, Refrigerator-Stays, Electric Range, Dishwasher, Refrigerator-Stays
Subdivision
Metes & Bounds
Lot features
Rural Property, Out of City
High school
Lakeside
Directions
From Carpenter Dam Road, take a right onto Hwy 290, property is on your right.
Standard status
Active
Size
9,264 SF
Lot size
4.90 Acres
Taxes and HOA fees
Tax Description
PT NE
Tax Annual Amount
9177
Legal Description
PT NE
Building Details
Year built
2023
Number of units
8
Flooring type
Concrete
Roof type
Shingle
Listing Agency:
Hot Springs 1st Choice Realty
(501) 525-1600
Listed By:
Tara Dixon · License #EB00080382
(501) 590-5122
Added: Apr 15
Changed: Jun 9
Last Checked: Aug 20 at 8:06AM
MLS# 26015125
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 property offers a turnkey short-term rental setup consisting of eight fully furnished cabins. Four cabins measure 1,308 square feet and four measure 1,008 square feet, and each is presented as ready for immediate rental use. The cabins are positioned around a shared outdoor fire pit area, with additional space available for a pavilion or other amenities.
The cabins are located at 2777 Highway 290 in Hot Springs, Garland County, Arkansas. The property is described as being just minutes from Garvan Woodland Gardens and the Fish Hatchery public boat ramp to Lake Hamilton, supporting a vacation-oriented tenant mix.
For buyers seeking an income-oriented investment that is already furnished and operationally prepared, this package delivers eight rental units in place rather than requiring new build-out or major interior upgrades. The site’s outdoor gathering space is already established, and the remaining grounds provide room to consider further amenity additions. Financial information is available upon request, and showings can be scheduled with the listing team.
The cabins are located at 2777 Highway 290 in Hot Springs, Garland County, Arkansas. The property is described as being just minutes from Garvan Woodland Gardens and the Fish Hatchery public boat ramp to Lake Hamilton, supporting a vacation-oriented tenant mix.
For buyers seeking an income-oriented investment that is already furnished and operationally prepared, this package delivers eight rental units in place rather than requiring new build-out or major interior upgrades. The site’s outdoor gathering space is already established, and the remaining grounds provide room to consider further amenity additions. Financial information is available upon request, and showings can be scheduled with the listing team.
Key Highlights
- 8 fully furnished short‑term rental cabins, each set up for immediate occupancy
- Cabin size mix: 4 cabins at 1,308 SF and 4 cabins at 1,008 SF
- Year built 2023 with shingle roof and concrete flooring
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
$57,168
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
3.27%
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%
$1,143,360
$1.1M
Cap Rate 7%
$816,686
$816.7K
Cap Rate 9%
$635,200
$635.2K
Market Conditions
NOI Build-Up for 9,264 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
$111.2K $12.00/SF
− Vacancy
−$7.2K −$0.78/SF
EGI
$103.9K $11.22/SF
− OpEx
−$46.8K −$5.05/SF
NOI
$57.2K $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%
$1,143,360
Cap Rate 7%
$816,686
Cap Rate 9%
$635,200
Alternative Uses
Best Use
Apartment 5plus
$816.7K
$714.6K – $952.8K
NOI $57,168 @ 7.0% cap · market cap 3.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.69M
$1.48M – $1.98M
NOI $118,594 @ 7.0% cap · market cap 6.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
13
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
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Frequently Asked Questions
What type of property is this?
Short term rental property - Eight fully furnished cabins configured for short-term rentals, with turnkey readiness and an outdoor fire pit area.
Where is this short term rental property located?
The property is located at 2777 Highway 290 Hot Springs, AR.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: 8 fully furnished short‑term rental cabins, each set up for immediate occupancy; Cabin size mix: 4 cabins at 1,308 SF and 4 cabins at 1,008 SF; Year built 2023 with shingle roof and concrete flooring
