Quadplex with Central
For Sale
$375,000
1305 Cumberland Street, Little Rock, AR 72202
MULTI_FAMILY - Little Rock, AR
Property Size3,392 SF
Lot Size0.16 Acres
Price / SF$110.55
Days on Market200
Property Features for 1305 Cumberland Street
General Information
Property type
Residential Multi Family
Property subtype
Apartment
Interior features
Washer-Stays, Dryer-Stays
Exterior features
Partially Fenced, Wood Fence
Fencing
Wood, Partial
Subdivision
City of Little Rock L3
Lot features
Level
Directions
Main St south, left on E 13th, then right on Cumberland St. 1305 Cumberland on the left.
Standard status
Active
Size
3,392 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
Block 48 Lot 2
Tax Annual Amount
3561
Legal Description
Block 48 Lot 2
Amenities
hardwood floors
tall ceilings
granite countertops
central HVAC
stackable washer/dryer
Building Details
Year built
1900
Floors in Building
2
Number of units
4
Flooring type
Wood
Roof type
Composition
Architectural style
Other
Listing Agency:
Moses Tucker Partners
(501) 376-6555
Listed By:
Liz Starr
(501) 376-6555
Added: Feb 1
Changed: Aug 2
Last Checked: Aug 20 at 6:06AM
MLS# 26009144
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 quadplex at 1305 Cumberland Street is 100% occupied and configured with unit interiors that include hardwood flooring and tall ceilings. Central HVAC serves the units, and each unit has a stackable washer/dryer. Two units also include granite countertops, adding an upgraded finish option within the building. Built in 1900, the property has a composition roof and includes partially fenced exterior space with wood fencing.
From an expense standpoint, tenants pay electric while the landlord covers water and trash, which can simplify operating budgeting. The landlord provides a rent roll with an NDA.
The property may qualify for Historic Tax Credits, supporting buyers who are looking for potential tax-credit structure alongside stabilized occupancy.
From an expense standpoint, tenants pay electric while the landlord covers water and trash, which can simplify operating budgeting. The landlord provides a rent roll with an NDA.
The property may qualify for Historic Tax Credits, supporting buyers who are looking for potential tax-credit structure alongside stabilized occupancy.
Key Highlights
- 100% occupied quadplex
- 0.16‑acre lot with partially fenced wood fencing
- 3,392 SF quadplex built in 1900 with composition roof
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
$30,961
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
8.26%
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%
$619,220
$619.2K
Cap Rate 7%
$442,300
$442.3K
Cap Rate 9%
$344,011
$344.0K
Market Conditions
NOI Build-Up for 3,392 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
$46.8K $13.80/SF
− Vacancy
−$2.6K −$0.76/SF
EGI
$44.2K $13.04/SF
− OpEx
−$13.3K −$3.91/SF
NOI
$31.0K $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%
$619,220
Cap Rate 7%
$442,300
Cap Rate 9%
$344,011
Alternative Uses
Best Use
Multifamily LT 5
$442.3K
$387.0K – $516.0K
NOI $30,961 @ 7.0% cap · market cap 8.26%
Second Best
Apartment 5plus
$391.6K
$342.7K – $456.9K
NOI $27,415 @ 7.0% cap · market cap 7.31%
Theoretical Best
Office A
$616.2K
$539.2K – $718.9K
NOI $43,134 @ 7.0% cap · market cap 11.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,139
Businesses Nearby
Explore this area
Business Placement
Demographics for 72202, AR
10,340
Population
7,403
Households
1.4
Avg Household Size
37
Median Age
49%
College-Educated
93%
High-School Grad
7.1 sq mi
ZIP Area
1,456
Density / Sq Mi
$54,167
Median Household Income
$42,981
Median Earnings
$1,040
Median Rent
$246,900
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - 100% occupied quadplex on 0.16-acre lot with central HVAC and stackable washer/dryer in each unit.
Where is this quadplex located?
The property is located at 1305 Cumberland Street Little Rock, AR.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 100% occupied quadplex; 0.16‑acre lot with partially fenced wood fencing; 3,392 SF quadplex built in 1900 with composition roof
