Updated Two-Unit
For Sale
$475,000
Pending
10800 Frenchmen Loop, North Little Rock, AR 72113
Both units feature recent interior improvements, professional cleaning, inspections, and completed repairs.
Property Size4,468 SF
Days on Market50
Property Features for 10800 Frenchmen Loop
General Information
Standard status
Pending
Size
4,468 SF
Property subtype
Multi-family
Listing Agency:
Adkins & Associates Real Estate
(501) 517-0509
Listed By:
Sharon Adkins
(501) 517-0509
Source:
Arprorealty
Added: Jul 14
Changed: Aug 31
Last Checked: Aug 30 at 5:44PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Adkins & Associates Real Estate
Investment Insights
Based on property information with market context.
This two-unit duplex contains 4,468 square feet and is currently vacant. Unit A has new paint and carpet, along with professional cleaning and inspection by Rainey Realty, Inc. Unit B received paint and flooring updates approximately one year ago and has also been professionally cleaned and inspected, with necessary repairs completed.
Located at 10800 Frenchmen Loop in North Little Rock, the property offers immediate access to Unit B for leasing. Unit A will remain vacant for showings, providing a clear view of its updated condition. Income and expenses require verification.
Located at 10800 Frenchmen Loop in North Little Rock, the property offers immediate access to Unit B for leasing. Unit A will remain vacant for showings, providing a clear view of its updated condition. Income and expenses require verification.
Key Highlights
- 4,468‑square‑foot duplex with two units
- Unit A has new paint and carpet
- Unit B received paint and flooring updates approximately one year ago
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
$37,548
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
7.90%
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%
$750,960
$751.0K
Cap Rate 7%
$536,400
$536.4K
Cap Rate 9%
$417,200
$417.2K
Market Conditions
NOI Build-Up for 4,468 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
$57.4K $12.84/SF
− Vacancy
−$3.7K −$0.83/SF
EGI
$53.6K $12.01/SF
− OpEx
−$16.1K −$3.60/SF
NOI
$37.5K $8.40/SF
Area
Pulaski County, AR
Vacancy
6.50%
Lease Rate
$12.84 /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%
$750,960
Cap Rate 7%
$536,400
Cap Rate 9%
$417,200
Alternative Uses
Best Use
Multifamily LT 5
$536.4K
$469.4K – $625.8K
NOI $37,548 @ 7.0% cap · market cap 7.90%
Second Best
Apartment 5plus
$480.2K
$420.2K – $560.2K
NOI $33,612 @ 7.0% cap · market cap 7.08%
Theoretical Best
Specialty Retail
$852.3K
$745.7K – $994.3K
NOI $59,659 @ 7.0% cap · market cap 12.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
269
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
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 - Both units feature recent interior improvements, professional cleaning, inspections, and completed repairs.
Where is this duplex located?
The property is located at 10800 Frenchmen Loop North Little Rock, AR.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 4,468‑square‑foot duplex with two units; Unit A has new paint and carpet; Unit B received paint and flooring updates approximately one year ago
