Commercial Land with
For Sale
$1,450,000
454 Broadway Street, Hot Springs, AR 71901
Acreage with an existing commercial building, on-site parking, and CBD zoning near Downtown Hot Springs.
Property Size9,611 SF
Days on Market146
Property Features for 454 Broadway Street
General Information
Standard status
Active
Size
9,611 SF
Property subtype
Commercial
Zoning
CBD Central Bus. District
Building Details
Building Size
9,611 SF
Year Built
1939
Listing Agency:
Urban Living And Development Inc
(501) 352-7670
Listed By:
Amber Henson · License #PB00075323
(501) 352-7670
Source:
Meyersrealty
Added: Apr 7
Changed: Aug 29
Last Checked: Aug 29 at 5:48PM
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 Urban Living And Development Inc
Investment Insights
Based on property information with market context.
This commercial land offering includes an existing building constructed in 1939, along with on-site parking and acreage suitable for commercial redevelopment or continued property use. The site is designated CBD Central Bus. District and is located within an Opportunity Zone.
The property occupies the intersection of West Grand Avenue and Broadway Street near Downtown Hot Springs. Its position along a high-traffic corridor provides direct access from Broadway Street and places the site within the central business district context.
The property occupies the intersection of West Grand Avenue and Broadway Street near Downtown Hot Springs. Its position along a high-traffic corridor provides direct access from Broadway Street and places the site within the central business district context.
Key Highlights
- Existing commercial building constructed in 1939
- CBD Central Bus. District zoning
- Located at West Grand Avenue and Broadway Street
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
$75,888
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
5.23%
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%
$1,517,760
$1.5M
Cap Rate 7%
$1,084,114
$1.1M
Cap Rate 9%
$843,200
$843.2K
Market Conditions
NOI Build-Up for 9,611 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
$115.3K $12.00/SF
− Vacancy
−$6.9K −$0.72/SF
EGI
$108.4K $11.28/SF
− OpEx
−$32.5K −$3.38/SF
NOI
$75.9K $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%
$1,517,760
Cap Rate 7%
$1,084,114
Cap Rate 9%
$843,200
Alternative Uses
Best Use
Retail
$1.08M
$948.6K – $1.26M
NOI $75,888 @ 7.0% cap · market cap 5.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.76M
$1.54M – $2.05M
NOI $123,036 @ 7.0% cap · market cap 8.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,710
Businesses Nearby
80k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 50%
Shops & Services 25%
Hotels & Casinos 10%
Apparel 6%
McDonald's
Dining
18,055 visits/mo
0.3 miles
Burger King
Dining
9,887 visits/mo
0.2 miles
Embassy Suites By Hilton Hot Springs Hotel & Spa
Hotels & Casinos
7,888 visits/mo
0.3 miles
Popeyes Louisiana Kitchen
Dining
7,854 visits/mo
0.3 miles
Valero Energy
Shops & Services
5,905 visits/mo
0.3 miles
Demographics for 71901, AR
29,363
Population
14,952
Households
2
Avg Household Size
43
Median Age
26%
College-Educated
88%
High-School Grad
101.9 sq mi
ZIP Area
288
Density / Sq Mi
$52,410
Median Household Income
$35,604
Median Earnings
$797
Median Rent
$173,400
Median Home Value
Market
Vacancy Rate% for Retail 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?
Commercial land - Acreage with an existing commercial building, on-site parking, and CBD zoning near Downtown Hot Springs.
Where is this commercial land located?
The property is located at 454 Broadway Street Hot Springs, AR.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Existing commercial building constructed in 1939; CBD Central Bus. District zoning; Located at West Grand Avenue and Broadway Street
