Ground-Floor Residential Income
For Sale
$299,900
100 Vallon Ln, Little Rock, AR 72223
Residential, Traditional, Little Rock, AR
Property Size1,586 SF
Price / SF$189.09
Days on Market19
Property Features for 100 Vallon Ln
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Bedroom 2, Bathroom 1
Patio and Porch features
Patio
Interior features
Whirlpool/Hot Tub/Spa, Smoke Detector(s), Ceiling Fan(s)
Exterior features
Patio, Outside Storage Area, Inground Pool, Lawn Sprinkler, Cabana/Pool House, Covered Patio
Fireplace
1
Appliances
Free-Standing Stove, Microwave, Gas Range, Dishwasher, Bar/Fridge
Subdivision
VALLON HPR
Lot features
Level
Directions
From Rahling Road, turn on Chenal Valley Drive, turn left on Vallon Lane.
Standard status
Active
APN
53L-025-04-000-00
Size
1,586 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
Unit 101, Vallon HPR
Tax Annual Amount
2931
HOA Fee
$650 Monthly
Legal Description
Unit 101, Vallon HPR
Amenities
community swimming pool
walking path
community garden
putting green
Building Details
Year built
2009
Floors in Building
1
Flooring type
Tile, Carpet, Wood
Roof type
Composition
Architectural style
Other
Additional Structures
Storage, Cabana
Listing Agency:
Engel & Volkers · Engel & Völkers
(501) 663-6000
Listed By:
Guy Choate
(501) 831-4950
Added: Sep 17
Changed: Oct 5
Last Checked: Oct 5 at 12:06PM
MLS# 26037978
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 ground-floor condominium provides 1,586 square feet with two bedrooms, two bathrooms, and an open connection between the kitchen and main living areas. Built in 2009, the home includes tile, carpet, and wood flooring, a fireplace, ceiling fans, smoke detectors, and a patio. Appliances include a gas range, dishwasher, microwave, free-standing stove, and bar refrigerator.
The property is in Chenal Valley in Little Rock, with access to a community swimming pool, walking path, community garden, putting green, cabana or pool house, and lawn sprinkler system. Exterior maintenance and community amenities are handled by the condominium association. Additional features include covered patio space, outside storage, and a composition roof.
The property is in Chenal Valley in Little Rock, with access to a community swimming pool, walking path, community garden, putting green, cabana or pool house, and lawn sprinkler system. Exterior maintenance and community amenities are handled by the condominium association. Additional features include covered patio space, outside storage, and a composition roof.
Key Highlights
- 1,586‑square‑foot ground‑floor condominium
- Two bedrooms and two bathrooms
- Community swimming pool, walking path, garden, and putting green
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
$12,819
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
4.27%
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%
$256,380
$256.4K
Cap Rate 7%
$183,129
$183.1K
Cap Rate 9%
$142,433
$142.4K
Market Conditions
NOI Build-Up for 1,586 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
$24.7K $15.60/SF
− Vacancy
−$1.4K −$0.90/SF
EGI
$23.3K $14.70/SF
− OpEx
−$10.5K −$6.61/SF
NOI
$12.8K $8.08/SF
Area
Little Rock, AR
Vacancy
5.80%
Lease Rate
$15.60 /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%
$256,380
Cap Rate 7%
$183,129
Cap Rate 9%
$142,433
Alternative Uses
Best Use
Apartment 5plus
$183.1K
$160.2K – $213.7K
NOI $12,819 @ 7.0% cap · market cap 4.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$288.1K
$252.1K – $336.1K
NOI $20,168 @ 7.0% cap · market cap 6.72%
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
204
Businesses Nearby
Explore this area
Business Placement
Demographics for 72223, AR
25,465
Population
12,279
Households
2.1
Avg Household Size
41
Median Age
66%
College-Educated
98%
High-School Grad
48.5 sq mi
ZIP Area
525
Density / Sq Mi
$99,063
Median Household Income
$62,227
Median Earnings
$1,242
Median Rent
$435,100
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom, two-bathroom condo with community amenities and association-managed exterior maintenance.
Where is this residential income property located?
The property is located at 100 Vallon Ln Little Rock, AR.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: 1,586‑square‑foot ground‑floor condominium; Two bedrooms and two bathrooms; Community swimming pool, walking path, garden, and putting green
