Elevator-Equipped
For Sale
$799,000
1 Treetops Lane, Little Rock, AR 72202
Residential, Traditional, Little Rock, AR
Property Size3,431 SF
Price / SF$232.88
Days on Market307
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
Den, Bedroom 3, Bathroom 4, Bedroom 1, Laundry Room, Bathroom 3, Bathroom 2, Bedroom 2, Bathroom 1
Parking features
Carport, Assigned
Patio and Porch features
Deck, Patio
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
Parquet Wood, Carpet
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: Sep 14
Last Checked: Oct 4 at 6:06PM
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 3,431-square-foot duplex property, built in 1983, includes an accessible elevator, multiple bedrooms and bathrooms, a den, laundry room, walk-in closets, built-ins, and a balcony or loft area. Interior features include parquet wood and carpet flooring, a fireplace, wet bar, walk-in shower, window treatments, and an electric water heater. The kitchen is equipped with a double oven, electric range, microwave, dishwasher, disposal, pantry, refrigerator, and ice maker connection.
Outdoor amenities include a heated inground pool, patio, deck, lawn sprinkler system, and outside storage area. The property also provides assigned carport parking and is located at 1 Treetops Lane in Little Rock, Arkansas.
Outdoor amenities include a heated inground pool, patio, deck, lawn sprinkler system, and outside storage area. The property also provides assigned carport parking and is located at 1 Treetops Lane in Little Rock, Arkansas.
Key Highlights
- 3,431 square feet; built in 1983
- Accessible elevator installed
- Heated inground pool with patio and deck
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
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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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex property with elevator access, pool amenities, and assigned carport parking.
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: 3,431 square feet; built in 1983; Accessible elevator installed; Heated inground pool with patio and deck
