Residential Income
For Sale
$799,000
1 Treetops Lane, Little Rock, AR 72202
CONDOS - Little Rock, AR
Property Size3,431 SF
Price / SF$232.88
Days on Market262
Property Features for 1 Treetops Lane
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
3
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bedroom 1, Bedroom 2, Bathroom 2, Bathroom 1, Laundry Room, Den, Bathroom 4, Bathroom 3, Bedroom 3
Parking features
Carport, Assigned
Patio and Porch features
Patio, Deck
Interior features
Wet Bar, Washer-Stays, Dryer Connection-Electric, Water Heater-Electric, Smoke Detector(s), Window Treatments, Walk-In Closet(s), Balcony/Loft, Built-Ins, Walk-in Shower, Elevator
Exterior features
Patio, Deck, Outside Storage Area, Inground Pool, Lawn Sprinkler, Heated Pool
Fireplace
1
Accessibility
Accessible Elevator Installed
Appliances
Double Oven, Microwave, Electric Range, Surface Range, Dishwasher, Disposal, Pantry, Refrigerator-Stays, Ice Maker Connection
Subdivision
TREETOPS HPR
Lot features
Sloped, River View, Extra Landscaping, In Subdivision, Mountain View, Vista View
Directions
From Rebsamen Park Road turn onto Treetops Lane. As you approach the top of Treetops Lane, turn right into the parking lot. You may park at the front door.
Standard status
Active
Size
3,431 SF
Taxes and HOA fees
Tax Description
Treetops HPR, F-1101 & B-1103
HOA Fee
$2,971 Monthly
Legal Description
Treetops HPR, F-1101 & B-1103
Building Details
Year built
1983
Floors in Building
2
Flooring type
Carpet, Parquet Wood
Roof type
Flat
Architectural style
Other
Additional Structures
Storage
Listing Agency:
United Real Estate - Central AR
(501) 747-1532
Listed By:
Susan Carr
(501) 940-9294
Added: Dec 1, 2025
Changed: Aug 5
Last Checked: Aug 20 at 9:06AM
MLS# 25047435
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 residential income duplex features soaring ceilings, expansive windows, and an abundance of natural light that frames panoramic vistas of treetops, skyline, and the river. The main level includes a living area, a dining space, and a gourmet kitchen with premium appliances, custom cabinetry, and sleek finishes.
Upstairs, the private primary suite offers generous closet space and sweeping views. Additional bedrooms and flex spaces provide versatility for guests, an office, or creative living needs. The interior finishes are described as carefully curated, with attention to fixtures and flooring.
Located at 1 Treetops Lane in Little Rock, Arkansas 72202, the property is listed for sale.
Upstairs, the private primary suite offers generous closet space and sweeping views. Additional bedrooms and flex spaces provide versatility for guests, an office, or creative living needs. The interior finishes are described as carefully curated, with attention to fixtures and flooring.
Located at 1 Treetops Lane in Little Rock, Arkansas 72202, the property is listed for sale.
Key Highlights
- Year built 1983 with a flat roof and an accessible elevator installed
- Heated inground pool plus a deck, patio, and outside storage area
- Gourmet kitchen appliances include double oven, electric range/surface range, microwave, dishwasher, disposal, and refrigerator
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
$31,317
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
3.92%
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%
$626,340
$626.3K
Cap Rate 7%
$447,386
$447.4K
Cap Rate 9%
$347,967
$348.0K
Market Conditions
NOI Build-Up for 3,431 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
$47.3K $13.80/SF
− Vacancy
−$2.6K −$0.76/SF
EGI
$44.7K $13.04/SF
− OpEx
−$13.4K −$3.91/SF
NOI
$31.3K $9.13/SF
Area
Little Rock, AR
Vacancy
5.51%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
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%
$626,340
Cap Rate 7%
$447,386
Cap Rate 9%
$347,967
Alternative Uses
Best Use
Multifamily LT 5
$447.4K
$391.5K – $522.0K
NOI $31,317 @ 7.0% cap · market cap 3.92%
Second Best
Apartment 5plus
$396.2K
$346.6K – $462.2K
NOI $27,731 @ 7.0% cap · market cap 3.47%
Theoretical Best
Office A
$623.3K
$545.4K – $727.2K
NOI $43,629 @ 7.0% cap · market cap 5.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
346
Businesses Nearby
Explore this area
Business Placement
Demographics for 72202, AR
10,340
Population
7,403
Households
1.4
Avg Household Size
37
Median Age
49%
College-Educated
93%
High-School Grad
7.1 sq mi
ZIP Area
1,456
Density / Sq Mi
$54,167
Median Household Income
$42,981
Median Earnings
$1,040
Median Rent
$246,900
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Expansive windows and abundant natural light highlight panoramic treetop, skyline, and river views throughout the duplex.
Where is this duplex located?
The property is located at 1 Treetops Lane Little Rock, AR.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Year built 1983 with a flat roof and an accessible elevator installed; Heated inground pool plus a deck, patio, and outside storage area; Gourmet kitchen appliances include double oven, electric range/surface range, microwave, dishwasher, disposal, and refrigerator
