Renovated Four-Unit
New
For Sale
$445,000
500 Burchwood Bay Road, Hot Springs, AR 71913
Furnished quadplex with updated interiors, separate short-term rental licenses, and a mix of unit configurations.
Property Size2,468 SF
Price / SF$180.31
Days on Market2
Property Features for 500 Burchwood Bay Road
General Information
Standard status
Active
Size
2,468 SF
Property subtype
Multi-family
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA, 2 x efficiency
Multifamily Units
4
Additional Details
Furnished
Yes
Listing Agency:
ESQ. Realty Group - Hot Springs
(501) 255-0509
Listed By:
Beau Durbin · License #PB00055248
(501) 609-6493
Source:
Arprorealty
Added: Sep 13
Last Checked: Sep 13 at 2:50PM
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 ESQ. Realty Group - Hot Springs
Investment Insights
Based on property information with market context.
Located at 500 Burchwood Bay Road in Hot Springs, this renovated and furnished quadplex contains 2,468 SF across four residential units. The configuration includes a renovated 2BR/1BA unit, an updated 1BR/1BA unit, and two remodeled efficiency units, each with modern interior finishes and a separate short-term rental license.
One unit is occupied by a long-term tenant, while the other three units can accommodate short-term, mid-term, or traditional rental arrangements. The property sits across from Sam’s Pizza and within eyeshot of Lake Hamilton, providing a recognizable setting for residential income use and furnished rental operations.
One unit is occupied by a long-term tenant, while the other three units can accommodate short-term, mid-term, or traditional rental arrangements. The property sits across from Sam’s Pizza and within eyeshot of Lake Hamilton, providing a recognizable setting for residential income use and furnished rental operations.
Key Highlights
- Four‑unit property totaling 2,468 SF
- Unit mix includes 2BR/1BA, 1BR/1BA, and two efficiency units
- Renovated and furnished with modern interiors
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
$16,300
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
3.66%
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%
$326,000
$326.0K
Cap Rate 7%
$232,857
$232.9K
Cap Rate 9%
$181,111
$181.1K
Market Conditions
NOI Build-Up for 2,468 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
$25.2K $10.20/SF
− Vacancy
−$1.9K −$0.77/SF
EGI
$23.3K $9.44/SF
− OpEx
−$7.0K −$2.83/SF
NOI
$16.3K $6.60/SF
Area
Garland County, AR
Vacancy
7.50%
Lease Rate
$10.20 /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%
$326,000
Cap Rate 7%
$232,857
Cap Rate 9%
$181,111
Alternative Uses
Best Use
Multifamily LT 5
$232.9K
$203.8K – $271.7K
NOI $16,300 @ 7.0% cap · market cap 3.66%
Second Best
Apartment 5plus
$217.6K
$190.4K – $253.8K
NOI $15,230 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$451.3K
$394.9K – $526.6K
NOI $31,594 @ 7.0% cap · market cap 7.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
134
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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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - Furnished quadplex with updated interiors, separate short-term rental licenses, and a mix of unit configurations.
Where is this quadplex located?
The property is located at 500 Burchwood Bay Road Hot Springs, AR.
What is the asking price?
The asking price for this property is $445,000.
What are key features of this property?
This property features: Four‑unit property totaling 2,468 SF; Unit mix includes 2BR/1BA, 1BR/1BA, and two efficiency units; Renovated and furnished with modern interiors
