12-Unit Apartment
For Sale
Under Contract
$865,000
416 Campbell Street, Hot Springs, AR 71913
Multi-Family, Garden, Hot Springs, AR
Property Size9,656 SF
Lot Size1.12 Acres
Price / SF$89.58
Days on Market11
Property Features for 416 Campbell Street
General Information
Property type
Residential Multi Family
Property subtype
Apartment
Appliances
Free-Standing Stove, Electric Range, Dishwasher, Refrigerator-Stays, Free-Standing Stove, Electric Range, Dishwasher, Refrigerator-Stays
Subdivision
Groves
Lot features
Not 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.
Standard status
Active Under Contract
APN
400-22100-002-000C
Size
9,656 SF
Lot size
1.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
multi-family
Tax Annual Amount
5634
Legal Description
multi-family
Building Details
Year built
2003
Floors in Building
2
Number of units
12
Flooring type
Ceramic, Laminate, Vinyl
Roof type
Composition
Architectural style
Other
Listing Agency:
Homecoin.com
(888) 400-2513
Listed By:
Jonathan Minerick · License #01523060
(404) 388-9441
Added: Sep 17
Changed: Sep 21
Last Checked: Sep 27 at 2:06PM
MLS# 26038141
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 12-unit apartment building contains 9,656 square feet on a 1.12-acre parcel. Built in 2003, the two-story configuration includes six units on each level, with every apartment offering two bedrooms and one bathroom. Units average approximately 805 square feet and feature vinyl, laminate, or ceramic flooring, along with a stove, dishwasher, and refrigerator.
Located at 416 Campbell Street in Hot Springs, the property includes paved off-street parking for residents. The building has a composition roof and a consistent unit layout across the community, providing a clearly defined multifamily configuration.
Located at 416 Campbell Street in Hot Springs, the property includes paved off-street parking for residents. The building has a composition roof and a consistent unit layout across the community, providing a clearly defined multifamily configuration.
Key Highlights
- 12‑unit apartment building on 1.12 acres
- 9,656 square feet across two stories
- Six upper‑level and six lower‑level units
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
6.89%
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 6.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.77M
$1.55M – $2.06M
NOI $123,612 @ 7.0% cap · market cap 14.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
12
Residential units
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Apartment building - Two-story property with paved off-street parking and two-bedroom, one-bath layouts.
Where is this apartment building located?
The property is located at 416 Campbell Street Hot Springs, AR.
What is the asking price?
The asking price for this property is $865,000.
What are key features of this property?
This property features: 12‑unit apartment building on 1.12 acres; 9,656 square feet across two stories; Six upper‑level and six lower‑level units
