Two-Story 12-Unit Apartment
New
For Sale
$895,000
416 Campbell St, Hot Springs, AR 71913
COMMERCIAL - Hot Springs, AR
Property Size9,656 SF
Lot Size1.12 Acres
Price / SF$92.69
Days on Market6
Property Features for 416 Campbell St
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
36
Interior features
Smoke Detector, Kitchen Area, Living Area, In-Unit Bathroom, Living Space Included, Showers, Water Efficient
Exterior features
Partially Fenced, Dumpster, Landscaping
Fencing
Partial
Lot features
In Subdivision
Directions
From Central Ave, head south on Central Ave. Continue toward W Grand Avenue. Turn right onto W Grand Avenue. Follow US-70 Business transitions onto Summer Street. Turn right onto Hobson Avenue. Turn left onto Gardner Street. Turn right onto Campbell St.
Subdivision
HOT SPRINGS SCHOOL DISTRICT
Standard status
Active
APN
400-22100-002-000C
Size
9,656 SF
Lot size
1.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
06-03 South-19W Lots 3,4,5,17,
Tax Annual Amount
5634
Legal Description
06-03 South-19W Lots 3,4,5,17,
Building Details
Year built
2003
Floors in Building
2
Flooring type
Carpet - Partial, Vinyl, Tile
Roof type
Shingle
Architectural style
Other
Listing Agency:
Homecoin.com
(888) 400-2513
Listed By:
Jonathan Minerick · License #3477996
(888) 400-2513
Added: Aug 15
Changed: Aug 17
Last Checked: Aug 20 at 1:06AM
MLS# 26033528
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 two-story apartment property contains 12 residences, arranged as six units on each level. Every apartment is configured with two bedrooms and one bathroom, with an average size of approximately 805 square feet. Building features include kitchens, living areas, in-unit bathrooms, mixed carpet, vinyl, and tile flooring, and shingle roofing. The property was built in 2003 and includes paved off-street tenant parking, partial fencing, landscaping, and a dumpster.
The property occupies 1.12 acres at 416 Campbell St in Hot Springs, Arkansas, within Garland County and ZIP Code 71913. The building contains 9,656 square feet, and the source information reports consistently full occupancy under current ownership. Interior features also include smoke detectors, showers, and water-efficient fixtures.
The property occupies 1.12 acres at 416 Campbell St in Hot Springs, Arkansas, within Garland County and ZIP Code 71913. The building contains 9,656 square feet, and the source information reports consistently full occupancy under current ownership. Interior features also include smoke detectors, showers, and water-efficient fixtures.
Key Highlights
- 12‑unit apartment community with six residences on each of two levels
- All units are 2 bed / 1 bath layouts averaging approximately 805 square feet
- 9,656 square feet situated on 1.12 acres
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
$59,587
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
6.66%
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%
$1,191,740
$1.2M
Cap Rate 7%
$851,243
$851.2K
Cap Rate 9%
$662,078
$662.1K
Market Conditions
NOI Build-Up for 9,656 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
$115.9K $12.00/SF
− Vacancy
−$7.5K −$0.78/SF
EGI
$108.3K $11.22/SF
− OpEx
−$48.8K −$5.05/SF
NOI
$59.6K $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%
$1,191,740
Cap Rate 7%
$851,243
Cap Rate 9%
$662,078
Alternative Uses
Best Use
Apartment 5plus
$851.2K
$744.8K – $993.1K
NOI $59,587 @ 7.0% cap · market cap 6.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.77M
$1.55M – $2.06M
NOI $123,612 @ 7.0% cap · market cap 13.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
418
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?
Apartment building - Each residence offers a two-bedroom, one-bath layout with dedicated living and kitchen areas.
Where is this apartment building located?
The property is located at 416 Campbell St Hot Springs, AR.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 12‑unit apartment community with six residences on each of two levels; All units are 2 bed / 1 bath layouts averaging approximately 805 square feet; 9,656 square feet situated on 1.12 acres
