Duplex with Off-Street
For Sale
$200,000
124 S Woodrow Street, Little Rock, AR 72205
Little Rock, AR
Property Size1,872 SF
Price / SF$106.84
Days on Market54
Property Features for 124 S Woodrow Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Subdivision
Stiffs CS
Standard status
Active
Size
1,872 SF
Building Details
Year built
1930
Listing Agency:
Engel & Volkers Little Rock · Engel & Völkers
(501) 663-6000
Listed By:
Ryan Stephens
Added: Jul 1
Changed: Aug 19
Last Checked: Aug 23 at 10:06AM
MLS# 26025456
Copyright © 2026 Engel & Völkers. 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 1,872-square-foot duplex, constructed in 1930, includes two separate residential units and is offered in its current as-is condition. One unit has been taken down to the studs, while completed work includes replacement windows and Hardie siding. A roof installed in 2020 adds a recent building improvement. The second unit remains intact and can be updated cosmetically or renovated more extensively.
The property includes a driveway and a dedicated two-car parking pad. Its address on S Woodrow Street places it in Little Rock’s Historic Capitol View area, with access to neighborhood amenities, Hillcrest, Downtown Little Rock, and major freeway connections.
The existing configuration provides a duplex layout with one unit positioned for continued finish work and another offering a separate improvement path.
The property includes a driveway and a dedicated two-car parking pad. Its address on S Woodrow Street places it in Little Rock’s Historic Capitol View area, with access to neighborhood amenities, Hillcrest, Downtown Little Rock, and major freeway connections.
The existing configuration provides a duplex layout with one unit positioned for continued finish work and another offering a separate improvement path.
Key Highlights
- 1,872‑square‑foot duplex in Little Rock’s Historic Capitol View area
- Roof installed in 2020
- One unit is down to the studs for completion
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
$17,087
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
8.54%
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%
$341,740
$341.7K
Cap Rate 7%
$244,100
$244.1K
Cap Rate 9%
$189,856
$189.9K
Market Conditions
NOI Build-Up for 1,872 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
$25.8K $13.80/SF
− Vacancy
−$1.4K −$0.76/SF
EGI
$24.4K $13.04/SF
− OpEx
−$7.3K −$3.91/SF
NOI
$17.1K $9.13/SF
Area
Little Rock, AR
Vacancy
5.51%
Lease Rate
$13.80 /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%
$341,740
Cap Rate 7%
$244,100
Cap Rate 9%
$189,856
Alternative Uses
Best Use
Multifamily LT 5
$244.1K
$213.6K – $284.8K
NOI $17,087 @ 7.0% cap · market cap 8.54%
Second Best
Apartment 5plus
$216.1K
$189.1K – $252.2K
NOI $15,130 @ 7.0% cap · market cap 7.56%
Theoretical Best
Office A
$340.1K
$297.6K – $396.8K
NOI $23,805 @ 7.0% cap · market cap 11.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
443
Businesses Nearby
Explore this area
Business Placement
Demographics for 72205, AR
22,888
Population
12,187
Households
1.9
Avg Household Size
39
Median Age
54%
College-Educated
96%
High-School Grad
8.0 sq mi
ZIP Area
2,861
Density / Sq Mi
$62,888
Median Household Income
$50,948
Median Earnings
$1,110
Median Rent
$204,400
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?
Duplex - Two-unit property with one residence under renovation, exterior improvements, and dedicated parking.
Where is this duplex located?
The property is located at 124 S Woodrow Street Little Rock, AR.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: 1,872‑square‑foot duplex in Little Rock’s Historic Capitol View area; Roof installed in 2020; One unit is down to the studs for completion
