End-Unit Residential Income
For Sale
Under Contract
$476,000
707 Pleasant Valley Drive, Little Rock, AR 72227
Residential, Traditional, Little Rock, AR
Property Size2,062 SF
Price / SF$230.84
Days on Market11
Property Features for 707 Pleasant Valley Drive
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 2, Bathroom 1
Parking features
Open, Garage
Patio and Porch features
Porch, Patio
Interior features
Wet Bar, Washer Connection, Washer-Stays, Dryer Connection-Electric, Dryer-Stays, Water Heater-Gas, Walk-In Closet(s), Built-Ins, Walk-in Shower, Kit Counter-Quartz
Exterior features
Patio, Porch, Fully Fenced, Guttering, Lawn Sprinkler, Brick Fence
Fencing
Full, Brick
Fireplace
1
Appliances
Double Oven, Microwave, Electric Range, Dishwasher, Pantry, Refrigerator-Stays, Ice Maker Connection
Subdivision
COUNTRY PLACE HPR
Lot features
Level, Extra Landscaping, In Subdivision
Directions
West on Cantrell Road/Hwy 10 to South on Pleasant Valley Drive, 2nd turn around and head North on Pleasant Valley Drive, then right into County Place HPR. Gate code needed.
Standard status
Active Under Contract
APN
43L-076-00-022-00
Size
2,062 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
24 1B
Tax Annual Amount
3989
HOA Fee
$385 Monthly
Legal Description
24 1B
Amenities
gated community
gas fireplace
hardwood floors
updated kitchen
fenced courtyard
generator
Building Details
Year built
1979
Floors in Building
1
Flooring type
Vinyl, Tile, Carpet, Wood
Roof type
Shingle
Architectural style
Other
Listing Agency:
CBRPM Group · Coldwell Banker Real Estate
(501) 664-1775
Listed By:
Allison Pickell
(501) 920-2392
Added: Sep 25
Changed: Sep 27
Last Checked: Oct 5 at 7:06AM
MLS# 26038973
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 2,062-square-foot end-unit condo in the gated Country Place community was built in 1979. Its one-level floor plan includes two bedrooms and two bathrooms, a large living room with a gas fireplace, and a wet bar closet. Hardwood flooring covers the main living areas. The kitchen has refreshed cabinet fronts, a new backsplash, under-cabinet lighting, and an eat-in area; an additional formal living room can also serve as a dining room. The second bedroom has an attached bath with a zero-entry shower. A rear-loading two-car garage, generator, and storage add practical features.
The fenced courtyard includes landscape lighting, a sprinkler system, and a gas line for a grill. Washer, dryer, and refrigerator are included.
The fenced courtyard includes landscape lighting, a sprinkler system, and a gas line for a grill. Washer, dryer, and refrigerator are included.
Key Highlights
- 2,062‑square‑foot end‑unit condo in the gated Country Place community
- Two bedrooms and two bathrooms in a single‑level floor plan
- Rear‑loading two‑car garage and generator
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
$16,666
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
3.50%
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%
$333,320
$333.3K
Cap Rate 7%
$238,086
$238.1K
Cap Rate 9%
$185,178
$185.2K
Market Conditions
NOI Build-Up for 2,062 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
$32.2K $15.60/SF
− Vacancy
−$1.9K −$0.90/SF
EGI
$30.3K $14.70/SF
− OpEx
−$13.6K −$6.61/SF
NOI
$16.7K $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%
$333,320
Cap Rate 7%
$238,086
Cap Rate 9%
$185,178
Alternative Uses
Best Use
Apartment 5plus
$238.1K
$208.3K – $277.8K
NOI $16,666 @ 7.0% cap · market cap 3.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$374.6K
$327.8K – $437.0K
NOI $26,221 @ 7.0% cap · market cap 5.51%
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
263
Businesses Nearby
Explore this area
Business Placement
Demographics for 72227, AR
11,090
Population
5,700
Households
1.9
Avg Household Size
41
Median Age
55%
College-Educated
98%
High-School Grad
3.8 sq mi
ZIP Area
2,918
Density / Sq Mi
$73,533
Median Household Income
$52,565
Median Earnings
$1,035
Median Rent
$260,900
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - A single-level layout pairs two bedrooms with a fenced courtyard and rear-entry garage.
Where is this residential income property located?
The property is located at 707 Pleasant Valley Drive Little Rock, AR.
What is the asking price?
The asking price for this property is $476,000.
What are key features of this property?
This property features: 2,062‑square‑foot end‑unit condo in the gated Country Place community; Two bedrooms and two bathrooms in a single‑level floor plan; Rear‑loading two‑car garage and generator
