Two-Bedroom Income
For Sale
$159,900
86 Kingsbridge Way, Little Rock, AR 72212
Residential, Traditional, Little Rock, AR
Property Size1,380 SF
Price / SF$115.87
Days on Market103
Property Features for 86 Kingsbridge Way
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 3, Bathroom 2, Bedroom 2, Bathroom 1, Laundry Room, Bedroom 1
Patio and Porch features
Patio
Interior features
Washer Connection, Washer-Stays, Dryer Connection-Electric, Dryer-Stays, Walk-In Closet(s), Ceiling Fan(s)
Exterior features
Patio, Fully Fenced
Fencing
Full
Fireplace
1
Appliances
Microwave, Gas Range, Pantry, Refrigerator-Stays
Subdivision
KINGSBRIDGE TWNHSE
Lot features
Level, In Subdivision
Directions
From I-430, take the Cantrell/Hwy 10 exit and head East. Turn right onto Pleasant Valley Dr. Turn left onto Kingsbridge Way. Property is on the right.
Standard status
Active
APN
43L-080-00-086-00
Size
1,380 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 86/APT
Tax Annual Amount
1942
HOA Fee
$350 Monthly
Legal Description
Lot 86/APT
Amenities
pool
club house
tennis court
Building Details
Year built
1980
Floors in Building
2
Flooring type
Laminate, Slate, Carpet
Roof type
Composition, Shingle
Architectural style
Other
Listing Agency:
Exp Realty
(866) 720-5056
Listed By:
Samantha Newman
(501) 499-3278
Added: Jun 10
Changed: Sep 15
Last Checked: Sep 20 at 12:06PM
MLS# 26023246
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 1,380-square-foot residential income property, built in 1980, offers 2 bedrooms and 2.5 bathrooms. Recent improvements include new interior paint and carpet, while hardwood flooring extends through the living and dining areas. The kitchen includes a gas range, microwave, pantry, and refrigerator. Both upstairs bedrooms feature ensuite bathrooms and walk-in closets, creating a dual-primary layout. A laundry room, fireplace, ceiling fans, and washer and dryer connections add functional appeal.
Outdoor features include a fully fenced patio with private storage. The property is located in the Kingsbridge community, near a pool, clubhouse, and tennis court, with highway access as well as nearby restaurants and shopping.
Outdoor features include a fully fenced patio with private storage. The property is located in the Kingsbridge community, near a pool, clubhouse, and tennis court, with highway access as well as nearby restaurants and shopping.
Key Highlights
- 2 bedrooms and 2.5 bathrooms in a dual‑primary layout
- 1,380 square feet; built in 1980
- New interior paint and carpet
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
$11,154
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
6.98%
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%
$223,080
$223.1K
Cap Rate 7%
$159,343
$159.3K
Cap Rate 9%
$123,933
$123.9K
Market Conditions
NOI Build-Up for 1,380 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
$21.5K $15.60/SF
− Vacancy
−$1.2K −$0.90/SF
EGI
$20.3K $14.70/SF
− OpEx
−$9.1K −$6.61/SF
NOI
$11.2K $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%
$223,080
Cap Rate 7%
$159,343
Cap Rate 9%
$123,933
Alternative Uses
Best Use
Apartment 5plus
$159.3K
$139.4K – $185.9K
NOI $11,154 @ 7.0% cap · market cap 6.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$250.7K
$219.4K – $292.5K
NOI $17,548 @ 7.0% cap · market cap 10.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
837
Businesses Nearby
Explore this area
Business Placement
Demographics for 72212, AR
12,612
Population
5,469
Households
2.3
Avg Household Size
43
Median Age
72%
College-Educated
98%
High-School Grad
6.1 sq mi
ZIP Area
2,068
Density / Sq Mi
$116,310
Median Household Income
$66,158
Median Earnings
$1,089
Median Rent
$341,400
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated residence with dual ensuite bedrooms, walk-in closets, and a fully fenced patio with private storage.
Where is this residential income property located?
The property is located at 86 Kingsbridge Way Little Rock, AR.
What is the asking price?
The asking price for this property is $159,900.
What are key features of this property?
This property features: 2 bedrooms and 2.5 bathrooms in a dual‑primary layout; 1,380 square feet; built in 1980; New interior paint and carpet
