Residential Income Property with
For Sale
$264,900
2518 Riverfront Drive, Little Rock, AR 72202
TOWNHOME - Little Rock, AR
Property Size1,266 SF
Price / SF$209.24
Days on Market42
Property Features for 2518 Riverfront Drive
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 2, Bathroom 1, Bedroom 2, Bathroom 3, Bedroom 1, Bonus Room
Parking features
Carport
Patio and Porch features
Patio
Interior features
Water Heater-Electric
Exterior features
Patio, Outside Storage Area
Appliances
Free-Standing Stove, Gas Range, Dishwasher, Pantry
Subdivision
Round River HPR
Lot features
In Subdivision
Directions
Head west on AR-10 then turn right on Riverfront Drive then turn right and the home will be on the left.
Standard status
Active
Size
1,266 SF
Taxes and HOA fees
Tax Description
Round River HPR
Tax Annual Amount
3613
HOA Fee
$340 Monthly
Legal Description
Round River HPR
Building Details
Year built
1980
Floors in Building
2
Flooring type
Tile, Vinyl
Roof type
Composition
Architectural style
Other
Additional Structures
Storage
Listing Agency:
LPT Realty · RE/MAX International
(501) 291-3841
Listed By:
Brandon Bruning · License #SA76330-D01
(479) 857-5994
Added: Jul 3
Changed: Aug 11
Last Checked: Aug 13 at 12:06AM
MLS# 26026897
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 1,266-square-foot residential income property was built in 1980 and features a loft-inspired layout across two levels. The main floor includes an open kitchen with quartz countertops, stainless steel appliances, a gas range, and pantry storage. Three bedrooms, two and a half bathrooms, and a bonus room provide flexible interior space. Elfa shelving is installed in the pantry and primary closet, while vinyl and tile flooring, an electric water heater, and a composition roof are also included. A patio, outside storage area, and carport add practical exterior amenities.
The property is located on the River Trail in Little Rock, with access to bicycling toward Big Dam Bridge and the restaurant scene in Riverdale. Additional storage accommodates bikes, gear, and seasonal items.
The property is located on the River Trail in Little Rock, with access to bicycling toward Big Dam Bridge and the restaurant scene in Riverdale. Additional storage accommodates bikes, gear, and seasonal items.
Key Highlights
- 1,266 SF residential income property built in 1980
- Three bedrooms, two and a half bathrooms, and a bonus room
- Kitchen with quartz countertops, stainless steel appliances, gas range, and pantry
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
$10,232
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
3.86%
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%
$204,640
$204.6K
Cap Rate 7%
$146,171
$146.2K
Cap Rate 9%
$113,689
$113.7K
Market Conditions
NOI Build-Up for 1,266 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
$19.7K $15.60/SF
− Vacancy
−$1.1K −$0.90/SF
EGI
$18.6K $14.70/SF
− OpEx
−$8.4K −$6.61/SF
NOI
$10.2K $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%
$204,640
Cap Rate 7%
$146,171
Cap Rate 9%
$113,689
Alternative Uses
Best Use
Apartment 5plus
$146.2K
$127.9K – $170.5K
NOI $10,232 @ 7.0% cap · market cap 3.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$230.0K
$201.2K – $268.3K
NOI $16,099 @ 7.0% cap · market cap 6.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
645
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated condo-style residence with three bedrooms, outdoor space, and on-site carport parking.
Where is this residential income property located?
The property is located at 2518 Riverfront Drive Little Rock, AR.
What is the asking price?
The asking price for this property is $264,900.
What are key features of this property?
This property features: 1,266 SF residential income property built in 1980; Three bedrooms, two and a half bathrooms, and a bonus room; Kitchen with quartz countertops, stainless steel appliances, gas range, and pantry
