15-Unit Apartment
For Sale
$899,500
3518 Arapaho Trail, Little Rock, AR 72209
MULTI_FAMILY - Little Rock, AR
Property Size10,090 SF
Lot Size0.58 Acres
Price / SF$89.15
Days on Market9
Property Features for 3518 Arapaho Trail
General Information
Property type
Residential Multi Family
Property subtype
Apartment
Interior features
Washer Connection, Dryer Connection-Gas, Dryer Connection-Electric, Hot Water Heater-Gas, Hot Water Heater-Electric, Smoke Detector, Fan - Ceiling, Window Treatments
Exterior features
Fully Fenced, Dumpster, Wood Fence, Video Surveillance
Fencing
Wood, Full
Appliances
Free-Standing Stove, Gas Range, Electric Range, Dishwasher, Disposal, Refrigerator-Stays, Exhaust Fan, Free-Standing Stove, Gas Range, Electric Range, Dishwasher, Disposal, Refrigerator-Stays, Exhaust Fan
Subdivision
Pine Wood
Lot features
Level
Directions
From Hillaro Springs , Turn left onto Arapaho. Property on left.
Standard status
Active
Size
10,090 SF
Lot size
0.58 Acres
Taxes and HOA fees
Tax Description
lot 3
Tax Annual Amount
11791
Legal Description
lot 3
Building Details
Year built
1983
Floors in Building
2
Number of units
15
Flooring type
Laminate, Tile
Listing Agency:
Realty One Group - Pinnacle
(501) 653-7537
Listed By:
Laura Osborne
(501) 944-0527
Added: Jul 30
Changed: Aug 6
Last Checked: Aug 7 at 8:06AM
MLS# 26031012
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 15-unit apartment complex includes individual units that have recently undergone renovations. The property is set up for in-unit convenience with washer connection and dryer connections (gas and electric), along with gas and electric hot water heater options. Interior features include smoke detectors, ceiling fans, and window treatments, with tile and laminate flooring throughout.
The building was constructed in 1983 and sits on a 0.58-acre site totaling 10,090 square feet. Exterior amenities include fully fenced grounds with wood fencing, a dumpster area, and video surveillance coverage.
Additional in-unit appliance package elements include free-standing stove options, gas and electric range components, dishwashers, disposals, refrigerator stays, and exhaust fans.
The building was constructed in 1983 and sits on a 0.58-acre site totaling 10,090 square feet. Exterior amenities include fully fenced grounds with wood fencing, a dumpster area, and video surveillance coverage.
Additional in-unit appliance package elements include free-standing stove options, gas and electric range components, dishwashers, disposals, refrigerator stays, and exhaust fans.
Key Highlights
- 15 units with recently renovated individual units
- 0.58‑acre site totaling 10,090 SF
- Fully fenced property with wood fencing and video surveillance
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
$81,551
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
9.07%
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%
$1,631,020
$1.6M
Cap Rate 7%
$1,165,014
$1.2M
Cap Rate 9%
$906,122
$906.1K
Market Conditions
NOI Build-Up for 10,090 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
$157.4K $15.60/SF
− Vacancy
−$9.1K −$0.90/SF
EGI
$148.3K $14.70/SF
− OpEx
−$66.7K −$6.61/SF
NOI
$81.6K $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%
$1,631,020
Cap Rate 7%
$1,165,014
Cap Rate 9%
$906,122
Alternative Uses
Best Use
Apartment 5plus
$1.17M
$1.02M – $1.36M
NOI $81,551 @ 7.0% cap · market cap 9.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.83M
$1.60M – $2.14M
NOI $128,307 @ 7.0% cap · market cap 14.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
15
Residential units
Location Intelligence
Trade Area within ½ mile
144
Businesses Nearby
Explore this area
Business Placement
Demographics for 72209, AR
31,641
Population
13,863
Households
2.3
Avg Household Size
32
Median Age
12%
College-Educated
80%
High-School Grad
18.3 sq mi
ZIP Area
1,729
Density / Sq Mi
$40,267
Median Household Income
$32,681
Median Earnings
$982
Median Rent
$99,100
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?
Apartment building - Renovated 15-unit apartment building with fenced grounds and video surveillance for added tenant security.
Where is this apartment building located?
The property is located at 3518 Arapaho Trail Little Rock, AR.
What is the asking price?
The asking price for this property is $899,500.
What are key features of this property?
This property features: 15 units with recently renovated individual units; 0.58‑acre site totaling 10,090 SF; Fully fenced property with wood fencing and video surveillance
