Two-Storefront Retail
For Sale
Under Contract
$339,900
3903 N Highway 7, Hot Springs Village, AR 71909
Commercial / Industrial, Hot Springs Village, AR
Property Size3,540 SF
Lot Size0.53 Acres
Price / SF$96.02
Days on Market132
Property Features for 3903 N Highway 7
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Level, Out of City
Directions
Hwy 7 North about 1.5 miles South of HSV West Entrance Building has sign Right at Home
Subdivision
FOUNTAIN LAKE S.D. (Outside HSV)
Standard status
Active Under Contract
APN
100-03800-000
Size
3,540 SF
Lot size
0.53 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
metes and bounds see survey
Tax Annual Amount
1993
Legal Description
metes and bounds see survey
Building Details
Year built
1974
Floors in Building
1
Roof type
Shingle
Listing Agency:
Southern Realty of Hot Springs, Inc.
(501) 321-2025
Listed By:
Holly Robertson · License #00051450
(501) 204-2958
Added: May 20
Changed: Sep 3
Last Checked: Sep 28 at 3:06AM
MLS# 26020391
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 3,540-square-foot commercial building includes two storefronts on a 0.53-acre parcel. Built in 1974, the property has a shingle roof and currently accommodates a nail salon and a senior-living service business. Both businesses have occupied the location for more than 7 years and have expressed interest in remaining.
The property is positioned along N Highway 7 in Hot Springs Village, a few miles south of the Hot Springs Village West Gate Entrance and north of the Hot Springs Village Walmart. In addition to the occupied storefronts, the building includes office space that is not currently rented, providing additional usable commercial area within the existing improvements.
The property is positioned along N Highway 7 in Hot Springs Village, a few miles south of the Hot Springs Village West Gate Entrance and north of the Hot Springs Village Walmart. In addition to the occupied storefronts, the building includes office space that is not currently rented, providing additional usable commercial area within the existing improvements.
Key Highlights
- 3,540‑square‑foot commercial building on 0.53 acres
- Two storefronts with a nail salon and senior‑living service business in occupancy
- Both current businesses have been at the property for over 7 years
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
$27,952
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
8.22%
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%
$559,040
$559.0K
Cap Rate 7%
$399,314
$399.3K
Cap Rate 9%
$310,578
$310.6K
Market Conditions
NOI Build-Up for 3,540 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
$42.5K $12.00/SF
− Vacancy
−$2.5K −$0.72/SF
EGI
$39.9K $11.28/SF
− OpEx
−$12.0K −$3.38/SF
NOI
$28.0K $7.90/SF
Area
Garland County, AR
Vacancy
6.00%
Lease Rate
$12.00 /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%
$559,040
Cap Rate 7%
$399,314
Cap Rate 9%
$310,578
Alternative Uses
Best Use
Retail
$399.3K
$349.4K – $465.9K
NOI $27,952 @ 7.0% cap · market cap 8.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$647.4K
$566.5K – $755.3K
NOI $45,318 @ 7.0% cap · market cap 13.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
120
Businesses Nearby
4k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
O'Reilly Auto Parts
Shops & Services
2,511 visits/mo
0.1 miles
AutoZone
Shops & Services
1,766 visits/mo
0.3 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Highway-facing commercial building with two storefronts, existing business occupancy, and additional office space.
Where is this storefront property located?
The property is located at 3903 N Highway 7 Hot Springs Village, AR.
What is the asking price?
The asking price for this property is $339,900.
What are key features of this property?
This property features: 3,540‑square‑foot commercial building on 0.53 acres; Two storefronts with a nail salon and senior‑living service business in occupancy; Both current businesses have been at the property for over 7 years
