Lakefront Short-Term Rental
For Sale
$125,000
740 A-808 Weston Rd Roads, Hot Springs, AR 71913
Residential, Hot Springs, AR
Property Size668 SF
Lot Size668.00 Acres
Price / SF$187.13
Days on Market148
Property Features for 740 A-808 Weston Rd Roads
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
1
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1, Bedroom 1
Subdivision
BEACON MANOR HPR
Lot features
Lake View, Lake Front
Directions
Take Central Ave US-7 south turn right onto Airport Rd continue approximately 2-3 miles turn right onto Weston Rd follow to 740 Weston Rd (Beacon Manor Condominiums) on the lake side. Building A is located within the complex use elevator access
Standard status
Active
Size
668 SF
Lot size
668.00 Acres
Taxes and HOA fees
Tax Description
APT 808-A
Tax Annual Amount
100
HOA Fee
$208 Monthly
Legal Description
APT 808-A
Utilities
Water front
1
Amenities
pool
pickleball and basketball courts
reservable common rooms
game room
commercial laundry facility
outdoor grilling areas
trash chute
backup generator
Building Details
Year built
1963
Flooring type
Carpet
Listing Agency:
Keller Williams Realty Hot Springs
(501) 907-5959
Listed By:
Cassie Conley
(501) 418-3423
Added: Apr 14
Changed: Sep 4
Last Checked: Sep 8 at 4:06AM
MLS# 26015567
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 668-square-foot, one-bedroom, one-bath condominium is located in Beacon Manor Condominiums on Lake Hamilton. The unit is being sold as-is and requires updates, including certain appliances and work related to balcony and HVAC configuration to meet updated city requirements. Carpet flooring is present, and the property was built in 1963.
A boat slip is included, along with one assigned covered parking space identified as B22 and guest parking. Community features include a pool, pickleball and basketball courts, reservable common rooms, a game room, commercial laundry facilities, outdoor grilling areas, an elevator, freight elevator, trash chute, and backup generator. The condominium is approved for short-term rentals with a three-night minimum. A 15-day right of refusal applies through the POA.
A boat slip is included, along with one assigned covered parking space identified as B22 and guest parking. Community features include a pool, pickleball and basketball courts, reservable common rooms, a game room, commercial laundry facilities, outdoor grilling areas, an elevator, freight elevator, trash chute, and backup generator. The condominium is approved for short-term rentals with a three-night minimum. A 15-day right of refusal applies through the POA.
Key Highlights
- 668 SF one‑bedroom, one‑bath condominium on Lake Hamilton
- Boat slip included with the unit
- Approved for STR use with a 3 night minimum
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
$4,122
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
3.30%
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%
$82,440
$82.4K
Cap Rate 7%
$58,886
$58.9K
Cap Rate 9%
$45,800
$45.8K
Market Conditions
NOI Build-Up for 668 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
$8.0K $12.00/SF
− Vacancy
−$521 −$0.78/SF
EGI
$7.5K $11.22/SF
− OpEx
−$3.4K −$5.05/SF
NOI
$4.1K $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%
$82,440
Cap Rate 7%
$58,886
Cap Rate 9%
$45,800
Alternative Uses
Best Use
Apartment 5plus
$58.9K
$51.5K – $68.7K
NOI $4,122 @ 7.0% cap · market cap 3.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$122.2K
$106.9K – $142.5K
NOI $8,551 @ 7.0% cap · market cap 6.84%
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
186
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
Market
Vacancy Rate% for Multifamily 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?
Short term rental property - One-bedroom condominium with boat slip access, community recreation amenities, and approval for three-night minimum stays.
Where is this short term rental property located?
The property is located at 740 A-808 Weston Rd Roads Hot Springs, AR.
What is the asking price?
The asking price for this property is $125,000.
What are key features of this property?
This property features: 668 SF one‑bedroom, one‑bath condominium on Lake Hamilton; Boat slip included with the unit; Approved for STR use with a 3 night minimum
