Residential Income Property with
New
For Sale
$159,000
600 #801 Higdon Ferry Road, Hot Springs, AR 71901
Residential, Traditional, Hot Springs, AR
Property Size1,475 SF
Price / SF$107.80
Days on Market4
Property Features for 600 #801 Higdon Ferry Road
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3, Bathroom 1
Parking features
Assigned
Patio and Porch features
Patio
Exterior features
Patio
Fireplace
1
Appliances
Free-Standing Stove, Electric Range, Dishwasher, Disposal, Pantry
Subdivision
VILLA MARIE TOWNHOMES
Directions
Heading N on Higdon Ferry Road (near Oaklawn Race Track) Turn Left onto Audubon Condos will be on the Right Unit #801
Standard status
Active
Size
1,475 SF
Taxes and HOA fees
Tax Description
600 #801 HIGDON FERRY RD
Tax Annual Amount
296
HOA Fee
$240 Monthly
Legal Description
600 #801 HIGDON FERRY RD
Amenities
wood-burning fireplace
Building Details
Year built
1975
Floors in Building
1
Flooring type
Vinyl
Architectural style
Other
Listing Agency:
Trademark Real Estate, Inc.
(501) 318-3200
Listed By:
Julienne Shepperd
(501) 627-5506
Added: Oct 1
Changed: Oct 2
Last Checked: Oct 4 at 11:06PM
MLS# 26040082
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.
Apartment 801 is a 1,475-square-foot residence built in 1975, with three bedrooms, two full bathrooms, and vinyl flooring. A wood-burning fireplace anchors the living room. The primary bedroom has two closets and a sound-dampening ceiling, while storage is available throughout the home.
The kitchen includes a pantry, electric range, dishwasher, and disposal. The property also features a patio and assigned parking.
The kitchen includes a pantry, electric range, dishwasher, and disposal. The property also features a patio and assigned parking.
Key Highlights
- 1,475 square feet with three bedrooms and two full baths
- Zero‑entry home with vinyl flooring
- Living room features a wood‑burning fireplace
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
$9,102
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
5.72%
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%
$182,040
$182.0K
Cap Rate 7%
$130,029
$130.0K
Cap Rate 9%
$101,133
$101.1K
Market Conditions
NOI Build-Up for 1,475 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
$17.7K $12.00/SF
− Vacancy
−$1.2K −$0.78/SF
EGI
$16.5K $11.22/SF
− OpEx
−$7.4K −$5.05/SF
NOI
$9.1K $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%
$182,040
Cap Rate 7%
$130,029
Cap Rate 9%
$101,133
Alternative Uses
Best Use
Apartment 5plus
$130.0K
$113.8K – $151.7K
NOI $9,102 @ 7.0% cap · market cap 5.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$269.7K
$236.0K – $314.7K
NOI $18,882 @ 7.0% cap · market cap 11.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
487
Businesses Nearby
Explore this area
Business Placement
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - This zero-entry residence includes three bedrooms, two full baths, and a wood-burning fireplace.
Where is this residential income property located?
The property is located at 600 #801 Higdon Ferry Road Hot Springs, AR.
What is the asking price?
The asking price for this property is $159,000.
What are key features of this property?
This property features: 1,475 square feet with three bedrooms and two full baths; Zero‑entry home with vinyl flooring; Living room features a wood‑burning fireplace
