250 Balboa Dr 185,108 SF Specialty Building Offered at $13,016,900 CAD at a 4.45% Cap Rate in Hot Springs Village, AR 71909

USA Self Storage – Balboa presents a rare opportunity to acquire a market-dominant storage investment in the heart of Hot Springs Village, the largest gated community in the United States. Ideally positioned at the Balboa Gate with direct access to Highway 5, the property benefits from steady internal demand generated by a stable, affluent retirement population and from external traffic entering one of Arkansas’ most desirable residential environments. The facility spans a substantial footprint with a diverse mix of climate-controlled and non-climate units, enclosed and covered vehicle storage, and on-site management supported by Sitelink operational software. Developed in three phases and now undergoing a 33,030-square-foot expansion, the asset offers immediate scalability in a highly constrained submarket where no new competing development exists within a five-mile radius.
The demographic profile surrounding the property underscores durable long-term demand. The local median household income exceeds statewide averages, and restrictive POA covenants prohibiting parking of RVs and boats create an inelastic, captive customer base for the facility’s specialized vehicle storage product. Financial performance is anchored by consistent occupancy and a current NOI of $422,652, with a pro forma Year 2 NOI of $716,586 driven by expansion lease-up and institutional management efficiencies. As the only new supply entering the trade area, the expansion is projected to deliver over $108,000 in additional stabilized NOI. Combined with high barriers to entry, a recession-resistant user base, and proximity to amenities like Lake Balboa and the regional tourism draw of Hot Springs, this offering represents a compelling opportunity for investors seeking scale, stability, and upward revenue potential in a tightly constrained Arkansas market.