Quadplex Residential Income
For Sale
Under Contract
$475,000
10800 Frenchmen Loop, North Little Rock, AR 72113
MULTI_FAMILY - North Little Rock, AR
Property Size4,468 SF
Lot Size0.31 Acres
Price / SF$106.31
Days on Market103
Property Features for 10800 Frenchmen Loop
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
8
Bathrooms
8
Full bathrooms
8
Rooms
Bedroom 7, Bathroom 5, Bedroom 1, Bedroom 2, Bathroom 6, Bedroom 3, Bathroom 7, Bathroom 4, Bathroom 3, Bathroom 8, Bathroom 2, Bedroom 6, Bedroom 5, Bedroom 8, Bathroom 1, Bedroom 4
Interior features
Washer Connection, Dryer Connection-Electric, Hot Water Heater-Electric, Smoke Detector, Breakfast Bar, Closet - Walk In, Fan - Ceiling, Primary Bedroom with Bath, Window Treatments
Appliances
Free-Standing Stove, Microwave, Electric Range, Dishwasher, Disposal, Pantry, Refrigerator-Stays, Ice Maker Connection, Water Filter, Free-Standing Stove, Microwave, Electric Range, Dishwasher, Disposal, Pantry, Refrigerator-Stays, Ice Maker Connection, Water Filter
Subdivision
Frenchmen Loop
Lot features
Level, Cul-de-sac, In Subdivision
Directions
Maumelle Blvd to Count Massie Road Turn right at the McDonalds. Go approximately 2 miles and turn left on Frenchmen Loop.
Standard status
Active Under Contract
Size
4,468 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 10 Frenchmen Woods
Tax Annual Amount
4954
Legal Description
Lot 10 Frenchmen Woods
Building Details
Year built
2006
Floors in Building
2
Number of units
4
Flooring type
Tile, Laminate, Carpet - Partial
Roof type
Composition
Architectural style
Other
Listing Agency:
Adkins & Associates Real Estate
(501) 224-3900
Listed By:
Sharon Adkins
(501) 517-0509
Added: Apr 27
Changed: Aug 4
Last Checked: Aug 7 at 7:06AM
MLS# 26016853
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 quadplex residential income property sits on a 0.31-acre lot and offers 4,468 SF. The building was constructed in 2006 and features a composition roof. Interior amenities include washer connection and electric dryer connection, an electric hot water heater, smoke detectors, ceiling fans, and window treatments. Unit interiors also include a breakfast bar, walk-in closet in the primary bedroom with bath, and a mix of tile, carpet (partial), and laminate flooring.
Recent unit updates and readiness for occupancy are noted for Unit A and Unit B. Unit A received new paint, new carpet, and was professionally cleaned and inspected; it is expected to remain vacant for showings for now. Unit B paint and flooring were reportedly updated about one year ago, and it has been professionally cleaned and inspected with repairs completed. Unit B is available for rent now.
Income and expenses are to be verified, and Rainey Realty, Inc. statements for three years are available upon request.
Recent unit updates and readiness for occupancy are noted for Unit A and Unit B. Unit A received new paint, new carpet, and was professionally cleaned and inspected; it is expected to remain vacant for showings for now. Unit B paint and flooring were reportedly updated about one year ago, and it has been professionally cleaned and inspected with repairs completed. Unit B is available for rent now.
Income and expenses are to be verified, and Rainey Realty, Inc. statements for three years are available upon request.
Key Highlights
- 0.31‑acre quadplex with 4,468 SF
- Built in 2006 with a composition roof
- Unit A: new paint, new carpet, professionally cleaned and inspected; vacant for showings
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
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
165
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?
Quadplex - Quadplex on a 0.31-acre lot with 4,468 SF and washer/dryer connections, plus Unit B available for rent now.
Where is this quadplex 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: 0.31‑acre quadplex with 4,468 SF; Built in 2006 with a composition roof; Unit A: new paint, new carpet, professionally cleaned and inspected; vacant for showings
