Residential Income Property with Top-Floor
For Sale
$495,000
521 E President Clinton Ave #1402, Little Rock, AR 72201
Residential, Contemporary, Little Rock, AR
Property Size2,205 SF
Price / SF$224.49
Days on Market134
Property Features for 521 E President Clinton Ave #1402
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Great Room, Bedroom 2, Bathroom 2, Bathroom 1, Bedroom 1
Parking features
Garage
Patio and Porch features
Patio
Interior features
Dry Bar, Washer Connection, Washer-Stays, Dryer Connection-Electric, Dryer-Stays, Water Heater-Electric, Smoke Detector(s), Window Treatments, Walk-In Closet(s), Balcony/Loft, Built-Ins, Wired for Highspeed Inter, Elevator, Kit Counter-Quartz
Exterior features
Covered Patio
Accessibility
Accessible Elevator Installed
Appliances
Built-In Stove, Electric Range, Dishwasher, Disposal, Pantry, Refrigerator-Stays, Ice Maker Connection
Subdivision
CLINTON & SHERMAN HPR
Lot features
Level, River View
Directions
In River Market District above Courtyard By Marriott in the First Security Building at the corner of Pres. Clinton Avenue and Sherman.
Standard status
Active
Size
2,205 SF
Taxes and HOA fees
Tax Year
2024
Tax Description
Sec-Twp-Rng:02-1N-12W
Tax Annual Amount
7936
HOA Fee
$850 Monthly
Legal Description
Sec-Twp-Rng:02-1N-12W
Amenities
wrap around balcony
high ceilings
floor to ceiling windows
secure building
FOB access
Building Details
Year built
2004
Flooring type
Tile, Wood
Roof type
Flat
Architectural style
Contemporary
Listing Agency:
Capital Sotheby's International Realty
(501) 551-0207
Listed By:
Angela Padgett
(972) 821-7546
Added: Apr 9
Changed: Aug 19
Last Checked: Aug 20 at 4:06PM
MLS# 26013906
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.
Presented as a residential income property, this top-floor penthouse condo is located on the 14th floor of the First Security Building at 521 E President Clinton Ave. At approximately 2,205 SF, the residence offers an open floor plan with high ceilings and expansive room sizes. Floor-to-ceiling windows provide full river views from the living areas and both bedrooms, and the wraparound balcony is designed for indoor-outdoor comfort.
Access is secured with FOB-only entry to the building, the elevators, and the condo floor. The unit includes a covered patio, balcony, and a range of interior amenities such as built-ins, walk-in closets, window treatments, and built-in kitchen counter space. Appliances include a built-in stove, electric range, dishwasher, disposal, refrigerator (stays), pantry, and an ice maker connection.
Built in 2004, the building features a flat roof and elevator service, and the unit includes an accessible elevator installed. Parking is provided by one garage space in a gated, secure street-level garage that conveys with the sale; additional spaces may be rented from the city.
Access is secured with FOB-only entry to the building, the elevators, and the condo floor. The unit includes a covered patio, balcony, and a range of interior amenities such as built-ins, walk-in closets, window treatments, and built-in kitchen counter space. Appliances include a built-in stove, electric range, dishwasher, disposal, refrigerator (stays), pantry, and an ice maker connection.
Built in 2004, the building features a flat roof and elevator service, and the unit includes an accessible elevator installed. Parking is provided by one garage space in a gated, secure street-level garage that conveys with the sale; additional spaces may be rented from the city.
Key Highlights
- Approximately 2,205 SF top‑floor 14th‑floor penthouse condo
- Panoramic river views with floor‑to‑ceiling windows from living areas and both bedrooms
- Wraparound balcony plus a covered patio for outdoor living
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
$17,822
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
3.60%
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%
$356,440
$356.4K
Cap Rate 7%
$254,600
$254.6K
Cap Rate 9%
$198,022
$198.0K
Market Conditions
NOI Build-Up for 2,205 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
$34.4K $15.60/SF
− Vacancy
−$2.0K −$0.90/SF
EGI
$32.4K $14.70/SF
− OpEx
−$14.6K −$6.61/SF
NOI
$17.8K $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%
$356,440
Cap Rate 7%
$254,600
Cap Rate 9%
$198,022
Alternative Uses
Best Use
Apartment 5plus
$254.6K
$222.8K – $297.0K
NOI $17,822 @ 7.0% cap · market cap 3.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$400.6K
$350.5K – $467.3K
NOI $28,039 @ 7.0% cap · market cap 5.66%
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
2,881
Businesses Nearby
Explore this area
Business Placement
Demographics for 72201, AR
961
Population
628
Households
1.5
Avg Household Size
44
Median Age
78%
College-Educated
100%
High-School Grad
1.2 sq mi
ZIP Area
801
Density / Sq Mi
$112,045
Median Household Income
$71,188
Median Earnings
$1,344
Median Rent
$262,300
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom, two-bath top-floor penthouse condo featuring a wraparound balcony and panoramic river views in downtown Little Rock.
Where is this residential income property located?
The property is located at 521 E President Clinton Ave #1402 Little Rock, AR.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Approximately 2,205 SF top‑floor 14th‑floor penthouse condo; Panoramic river views with floor‑to‑ceiling windows from living areas and both bedrooms; Wraparound balcony plus a covered patio for outdoor living
