Townhome Income Property with
For Sale
Under Contract
$204,900
104 Venezia, Maumelle, AR 72113
CONDOS - Maumelle, AR
Property Size1,448 SF
Price / SF$141.51
Days on Market160
Property Features for 104 Venezia
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 3, Den, Bathroom 1, Bedroom 2, Bedroom 1, Laundry Room, Bathroom 2
Parking features
Garage
Patio and Porch features
Patio
Interior features
Washer Connection, Dryer Connection-Electric
Exterior features
Patio, Inground Pool, Guttering
Fireplace
1
Appliances
Microwave, Electric Range, Dishwasher, Disposal, Pantry, Ice Maker Connection
Subdivision
THE VILLAS
Lot features
Level, In Subdivision
Directions
Maumelle Blvd. to Audobon. Turn right just past first stop sign.
Standard status
Active Under Contract
Size
1,448 SF
Taxes and HOA fees
Tax Description
Lot 3 Block 7
Tax Annual Amount
1654
HOA Fee
$125 Monthly
Legal Description
Lot 3 Block 7
Amenities
club house
pool
work out room
Building Details
Year built
2008
Floors in Building
2
Flooring type
Tile, Wood
Roof type
Shingle
Architectural style
Other
Listing Agency:
The Sumbles Team Keller Williams Realty
(501) 960-4111
Listed By:
Randy Sumbles
(501) 960-4111
Added: Mar 5
Changed: Aug 9
Last Checked: Aug 12 at 7:06PM
MLS# 26008478
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 property is a 1,448-square-foot townhome at 104 Venezia in Maumelle. Built in 2008, the home includes a great room with fireplace, three bathrooms, a patio, and a single-car garage. Interior features include wood and tile flooring, washer and electric dryer connections, and a kitchen equipped with granite counters, stained cabinetry, built-in microwave, electric range, dishwasher, disposal, pantry, and ice maker connection.
Recent property updates include new roofs and exterior painting. Residents have access to a clubhouse, inground pool, and workout room, with Lake Willastein within walking distance. The property also includes guttering and a shingle roof.
Recent property updates include new roofs and exterior painting. Residents have access to a clubhouse, inground pool, and workout room, with Lake Willastein within walking distance. The property also includes guttering and a shingle roof.
Key Highlights
- 1,448 SF townhome built in 2008
- Three bathrooms and a single‑car garage
- Great room with fireplace
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
$10,893
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
5.32%
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%
$217,860
$217.9K
Cap Rate 7%
$155,614
$155.6K
Cap Rate 9%
$121,033
$121.0K
Market Conditions
NOI Build-Up for 1,448 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
$21.0K $14.52/SF
− Vacancy
−$1.2K −$0.84/SF
EGI
$19.8K $13.68/SF
− OpEx
−$8.9K −$6.16/SF
NOI
$10.9K $7.52/SF
Area
Pulaski County, AR
Vacancy
5.80%
Lease Rate
$14.52 /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%
$217,860
Cap Rate 7%
$155,614
Cap Rate 9%
$121,033
Alternative Uses
Best Use
Apartment 5plus
$155.6K
$136.2K – $181.6K
NOI $10,893 @ 7.0% cap · market cap 5.32%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$276.2K
$241.7K – $322.3K
NOI $19,335 @ 7.0% cap · market cap 9.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
91
Businesses Nearby
Explore this area
Business Placement
Demographics for 72113, AR
25,930
Population
12,260
Households
2.1
Avg Household Size
38
Median Age
46%
College-Educated
96%
High-School Grad
26.3 sq mi
ZIP Area
986
Density / Sq Mi
$72,054
Median Household Income
$46,212
Median Earnings
$1,084
Median Rent
$275,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Features a fireplace, patio, and access to a clubhouse, pool, and workout room.
Where is this residential income property located?
The property is located at 104 Venezia Maumelle, AR.
What is the asking price?
The asking price for this property is $204,900.
What are key features of this property?
This property features: 1,448 SF townhome built in 2008; Three bathrooms and a single‑car garage; Great room with fireplace
