Residential Income Property with
For Sale
$199,000
2520 Riverfront Drive, Little Rock, AR 72202
Residential, Contemporary, Little Rock, AR
Property Size1,008 SF
Price / SF$197.42
Days on Market155
Property Features for 2520 Riverfront Drive
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Bedroom 2, Bathroom 2
Patio and Porch features
Patio
Interior features
Water Heater-Gas, Walk-In Closet(s), Ceiling Fan(s), Kit Counter- Granite Slab
Exterior features
Patio, Partially Fenced, Outside Storage Area, Wood Fence
Fencing
Wood, Partial
Fireplace
1
Appliances
Microwave, Electric Range, Dishwasher, Disposal, Refrigerator-Stays
Subdivision
Round River HPR
Lot features
Level, Pond, River/ Lake Area
Directions
From Cantrell Rd turn onto Riverdale Rd, then go west on Riverfront Drive; Round River Condo unit is gated and on the right just before you get to the roundabout.
Standard status
Active
APN
33L-004-01-048-00
Size
1,008 SF
Taxes and HOA fees
Tax Year
2024
Tax Description
Unit 48 Round River
Tax Annual Amount
1966
HOA Fee
$320 Monthly
Legal Description
Unit 48 Round River
Amenities
gated community
community ponds
clubhouse
pool
river access
Arkansas River Trail
Rebsamen Park and Golf Course
private courtyard
covered patio
Building Details
Year built
1980
Floors in Building
1
Flooring type
Tile, Vinyl
Roof type
Composition
Architectural style
Contemporary
Additional Structures
Storage
Listing Agency:
Engel & Volkers · Engel & Völkers
(501) 663-6000
Listed By:
John Selva
(501) 993-5442
Added: Mar 19
Changed: Aug 19
Last Checked: Aug 20 at 8:06AM
MLS# 26010594
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.
Welcome to Round River, a one-level two-bedroom, two-bath condo set within a gated community on the Arkansas River. The home includes soaring living room ceilings, calming waterside views, and a private courtyard entry leading to a covered patio. Interior updates include new flooring and paint, granite counter tops, and a freshly renovated primary suite bathroom. Appliances are in place, and the home also features a gas water heater, walk-in closet(s), ceiling fans, and a fireplace.
Community amenities and surroundings include two private community ponds with water features, a clubhouse and pool, and access to the banks of the Arkansas River Trail. Exterior features include a partially fenced yard with a wood fence, plus an outside storage area.
Built in 1980 with a contemporary style, the property’s combination of low-maintenance living and on-site community features supports a comfortable, modern condo lifestyle.
Community amenities and surroundings include two private community ponds with water features, a clubhouse and pool, and access to the banks of the Arkansas River Trail. Exterior features include a partially fenced yard with a wood fence, plus an outside storage area.
Built in 1980 with a contemporary style, the property’s combination of low-maintenance living and on-site community features supports a comfortable, modern condo lifestyle.
Key Highlights
- One‑level two‑bedroom, two‑bath condo in Round River gated community
- 1008 SF residential condo with contemporary style and composition roof
- Covered patio plus private courtyard entry
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
$8,147
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
4.09%
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%
$162,940
$162.9K
Cap Rate 7%
$116,386
$116.4K
Cap Rate 9%
$90,522
$90.5K
Market Conditions
NOI Build-Up for 1,008 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
$15.7K $15.60/SF
− Vacancy
−$912 −$0.90/SF
EGI
$14.8K $14.70/SF
− OpEx
−$6.7K −$6.61/SF
NOI
$8.1K $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%
$162,940
Cap Rate 7%
$116,386
Cap Rate 9%
$90,522
Alternative Uses
Best Use
Apartment 5plus
$116.4K
$101.8K – $135.8K
NOI $8,147 @ 7.0% cap · market cap 4.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$183.1K
$160.2K – $213.6K
NOI $12,818 @ 7.0% cap · market cap 6.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
228
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 - One-level two-bedroom, two-bath condo in a gated community with a covered patio near the Arkansas River.
Where is this residential income property located?
The property is located at 2520 Riverfront Drive Little Rock, AR.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: One‑level two‑bedroom, two‑bath condo in Round River gated community; 1008 SF residential condo with contemporary style and composition roof; Covered patio plus private courtyard entry
