Residential Income Property with Fairway
New
For Sale
$419,500
5 Risco Way, Hot Springs Village, AR 71909
Residential, Traditional, Hot Springs Village, AR
Property Size2,513 SF
Price / SF$166.93
Days on Market5
Property Features for 5 Risco Way
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 2, Bedroom 3, Laundry Room, Bathroom 1, Bedroom 1
Patio and Porch features
Porch, Deck, Patio
Interior features
Washer Connection, Washer-Stays, Dryer Connection-Electric, Dryer-Stays, Water Heater-Electric, Smoke Detector(s), Window Treatments, Walk-In Closet(s), Built-Ins, Ceiling Fan(s), Walk-in Shower, Breakfast Bar, Kit Counter- Granite Slab, Kit Counter-Corian
Exterior features
Patio, Deck, Porch
Fireplace
1
Appliances
Built-In Stove, Microwave, Dishwasher, Disposal, Refrigerator-Stays, Wall Oven
Subdivision
ISABELLA COURTS
Lot features
Sloped, Cul-de-sac, Extra Landscaping, In Subdivision
Elementary school
Fountain Lake
Middle school
Fountain Lake
High school
Fountain Lake
Directions
From the East Gate, turn left on Risco Lane off of DeSoto, then turn immediately left onto Risco Way. Duplex is on the right.
Standard status
Active
APN
599-01000-003
Size
2,513 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 3, Block 001
Tax Annual Amount
3185
HOA Fee
$116 Monthly
Legal Description
Lot 3, Block 001
Building Details
Year built
2002
Floors in Building
1
Flooring type
Wood, Tile, Carpet
Roof type
Shingle
Architectural style
Other
Listing Agency:
McGraw Realtors - HSV
(501) 922-0707
Listed By:
Lori Adcock McGhee
(501) 912-4575
Added: Oct 1
Last Checked: Oct 5 at 12:06AM
MLS# 26039733
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 2,513-square-foot condominium, built in 2002, has three bedrooms, two bathrooms, and a separate office. The floor plan also includes formal dining and breakfast areas, a kitchen desk, a laundry room, and a family room anchored by a large stone fireplace. The oversized primary suite features a walk-in closet, a tiled shower, and a separate soaking tub. Built-in cabinetry, crown molding, and updated lighting add detail throughout, and the kitchen has updated appliances.
A deck spans the rear of the residence and looks toward the fifth fairway of Isabella’s Nina golf course. Yard maintenance is handled by the Isabella Courts POA.
A deck spans the rear of the residence and looks toward the fifth fairway of Isabella’s Nina golf course. Yard maintenance is handled by the Isabella Courts POA.
Key Highlights
- 2,513‑square‑foot condominium with 3 bedrooms and 2 bathrooms
- Separate office, formal dining room, breakfast area, and laundry room
- Family room with large stone fireplace and built‑in cabinetry
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
$15,508
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
3.70%
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%
$310,160
$310.2K
Cap Rate 7%
$221,543
$221.5K
Cap Rate 9%
$172,311
$172.3K
Market Conditions
NOI Build-Up for 2,513 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
$30.2K $12.00/SF
− Vacancy
−$2.0K −$0.78/SF
EGI
$28.2K $11.22/SF
− OpEx
−$12.7K −$5.05/SF
NOI
$15.5K $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%
$310,160
Cap Rate 7%
$221,543
Cap Rate 9%
$172,311
Alternative Uses
Best Use
Apartment 5plus
$221.5K
$193.9K – $258.5K
NOI $15,508 @ 7.0% cap · market cap 3.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$459.6K
$402.1K – $536.2K
NOI $32,170 @ 7.0% cap · market cap 7.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
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Business Placement
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
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Frequently Asked Questions
What type of property is this?
Residential income property - A rear deck faces the fifth fairway, while the Isabella Courts POA maintains the yard.
Where is this residential income property located?
The property is located at 5 Risco Way Hot Springs Village, AR.
What is the asking price?
The asking price for this property is $419,500.
What are key features of this property?
This property features: 2,513‑square‑foot condominium with 3 bedrooms and 2 bathrooms; Separate office, formal dining room, breakfast area, and laundry room; Family room with large stone fireplace and built‑in cabinetry
