Updated High-Rise Residential Income
For Sale
$345,000
521 President Clinton #1202 Avenue, Little Rock, AR 72201
Residential, Contemporary, Little Rock, AR
Property Size1,430 SF
Price / SF$241.26
Days on Market152
Property Features for 521 President Clinton #1202 Avenue
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
1
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Laundry Room, Bedroom 1, Bathroom 1, Bathroom 2
Parking features
Assigned
Patio and Porch features
Patio
Interior features
Washer Connection, Washer-Stays, Dryer Connection-Electric, Dryer-Stays, Water Heater-Gas, Whirlpool/Hot Tub/Spa, Smoke Detector(s), Window Treatments, Walk-In Closet(s), Balcony/Loft, Ceiling Fan(s), Walk-in Shower, Elevator, Kit Counter- Granite Slab
Exterior features
Covered Patio
Accessibility
Accessible Elevator Installed
Appliances
Built-In Stove, Microwave, Gas Range, Dishwasher, Disposal, Pantry, Refrigerator-Stays, Ice Maker Connection
Subdivision
CLINTON & SHERMAN HPR
Lot features
River View, Near Bus Stop
Directions
12th Floor of the First Security Building on President Clinton Avenue in the River Market.
Standard status
Active
Size
1,430 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
1202
Tax Annual Amount
5333
HOA Fee
$584 Monthly
Legal Description
1202
Amenities
full-service hotel
Starbucks
bar
executive meeting space
FOB-only access
five layers of security
private balcony
Building Details
Year built
2004
Flooring type
Tile
Roof type
Flat
Architectural style
Contemporary
Listing Agency:
Adkins & Associates Real Estate
(501) 224-3900
Listed By:
Bryan Pitts
(501) 554-6880
Added: May 7
Changed: Sep 16
Last Checked: Oct 5 at 3:06AM
MLS# 26018478
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 1,430-square-foot contemporary condominium occupies the 12th floor of a 2004 high-rise in Little Rock’s River Market District. The residence includes one bedroom, 1.5 bathrooms, a private balcony, walk-in closet, laundry connections, and an east-facing orientation. Recent improvements include remodeled bathrooms, new flooring, interior paint, lighting, switches, electric blinds, a gas water heater, and updated kitchen finishes and appliances.
The unit overlooks the Arkansas River, Riverfront Amphitheater, and Clinton Presidential Library. Downtown restaurants, entertainment, and attractions are within walkable reach. Building amenities include a full-service hotel, Starbucks, bar, executive meeting space, gated parking, and FOB-only entry with five layers of security. One assigned parking space accompanies the residence, with additional guest parking nearby.
The unit overlooks the Arkansas River, Riverfront Amphitheater, and Clinton Presidential Library. Downtown restaurants, entertainment, and attractions are within walkable reach. Building amenities include a full-service hotel, Starbucks, bar, executive meeting space, gated parking, and FOB-only entry with five layers of security. One assigned parking space accompanies the residence, with additional guest parking nearby.
Key Highlights
- 1,430‑square‑foot condominium on the 12th floor of a 2004 high‑rise
- One bedroom and 1.5 bathrooms with a private balcony
- East‑facing views of the Arkansas River, Riverfront Amphitheater, and Clinton Presidential Library
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
$11,558
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
3.35%
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%
$231,160
$231.2K
Cap Rate 7%
$165,114
$165.1K
Cap Rate 9%
$128,422
$128.4K
Market Conditions
NOI Build-Up for 1,430 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
$22.3K $15.60/SF
− Vacancy
−$1.3K −$0.90/SF
EGI
$21.0K $14.70/SF
− OpEx
−$9.5K −$6.61/SF
NOI
$11.6K $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%
$231,160
Cap Rate 7%
$165,114
Cap Rate 9%
$128,422
Alternative Uses
Best Use
Apartment 5plus
$165.1K
$144.5K – $192.6K
NOI $11,558 @ 7.0% cap · market cap 3.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$259.8K
$227.3K – $303.1K
NOI $18,184 @ 7.0% cap · market cap 5.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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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
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Frequently Asked Questions
What type of property is this?
Residential income property - Contemporary condo with river views, private balcony, assigned parking, and extensive interior updates in downtown Little Rock.
Where is this residential income property located?
The property is located at 521 President Clinton #1202 Avenue Little Rock, AR.
What is the asking price?
The asking price for this property is $345,000.
What are key features of this property?
This property features: 1,430‑square‑foot condominium on the 12th floor of a 2004 high‑rise; One bedroom and 1.5 bathrooms with a private balcony; East‑facing views of the Arkansas River, Riverfront Amphitheater, and Clinton Presidential Library
