C3 Live-Work
For Sale
$269,000
8207 Stagecoach, Little Rock, AR 72210
Commercial / Industrial, Traditional, Little Rock, AR
Property Size1,650 SF
Lot Size1.11 Acres
Price / SF$163.03
Days on Market46
Property Features for 8207 Stagecoach
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Central Business
Parking
10
Interior features
Kitchen Area, Living Area
Exterior features
Partially Fenced
Fencing
Partial
Lot features
Level, In Subdivision, Flood Insurance Required
Directions
On stagecoach
Subdivision
Little Rock
Standard status
Active
Size
1,650 SF
Lot size
1.11 Acres
Taxes and HOA fees
Tax Description
meet and bounds
Tax Annual Amount
2766
Legal Description
meet and bounds
Building Details
Year built
1951
Floors in Building
1
Flooring type
Vinyl, Carpet - Full
Roof type
Composition
Architectural style
Other
Listing Agency:
Keller Williams Realty
(501) 907-5959
Listed By:
Cassie Wells · License #EB00047984
(501) 993-1973
Added: Aug 12
Changed: Sep 13
Last Checked: Sep 26 at 2:06AM
MLS# 26032844
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 C3-zoned live-work property offers 1,650 square feet of space on 1.11 acres. The interior includes a kitchen area and living area, with carpet and vinyl flooring. A composition roof and partial fencing are also present, and the building dates to 1951.
Located at 8207 Stagecoach in Little Rock, the property is subject to a flood insurance requirement. Its configuration supports combined living and business use within the same building, as described by the available property information.
Located at 8207 Stagecoach in Little Rock, the property is subject to a flood insurance requirement. Its configuration supports combined living and business use within the same building, as described by the available property information.
Key Highlights
- C3 zoning supports commercial use
- 1.11‑acre property with 1,650 square feet of building area
- Kitchen area and living area included
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
$16,392
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
6.09%
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%
$327,840
$327.8K
Cap Rate 7%
$234,171
$234.2K
Cap Rate 9%
$182,133
$182.1K
Market Conditions
NOI Build-Up for 1,650 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
$29.5K $17.88/SF
− Vacancy
−$3.3K −$1.98/SF
EGI
$26.2K $15.90/SF
− OpEx
−$9.8K −$5.96/SF
NOI
$16.4K $9.93/SF
Area
Little Rock, AR
Vacancy
11.10%
Lease Rate
$17.88 /SF/Yr
Expense Ratio
37.50%
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%
$327,840
Cap Rate 7%
$234,171
Cap Rate 9%
$182,133
Alternative Uses
Best Use
Mixed Use
$234.2K
$204.9K – $273.2K
NOI $16,392 @ 7.0% cap · market cap 6.09%
Second Best
Office B
$224.4K
$196.4K – $261.8K
NOI $15,710 @ 7.0% cap · market cap 5.84%
Theoretical Best
Office A
$299.7K
$262.3K – $349.7K
NOI $20,982 @ 7.0% cap · market cap 7.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
145
Businesses Nearby
Explore this area
Business Placement
Demographics for 72210, AR
16,348
Population
6,876
Households
2.4
Avg Household Size
39
Median Age
35%
College-Educated
94%
High-School Grad
49.5 sq mi
ZIP Area
330
Density / Sq Mi
$65,765
Median Household Income
$44,781
Median Earnings
$954
Median Rent
$227,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - A flexible property combines residential-style amenities with commercial zoning on a partially fenced site.
Where is this live-work space located?
The property is located at 8207 Stagecoach Little Rock, AR.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: C3 zoning supports commercial use; 1.11‑acre property with 1,650 square feet of building area; Kitchen area and living area included
