Mixed-Use Property with Office
New
For Sale
$399,900
114 S Pulaski, Little Rock, AR 72201
Commercial / Industrial, Little Rock, AR
Property Size2,088 SF
Lot Size0.18 Acres
Price / SF$191.52
Days on Market5
Property Features for 114 S Pulaski
General Information
Property type
Commercial Sale
Property subtype
Office
Parking
6
Directions
114 & 112 S. Pulaski - Close to Capital Building.
Subdivision
NORTH LITTLE ROCK (DOWNTOWN/EAST
Standard status
Active
APN
34L0201713800
Size
2,088 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
Lot 9/335 City of LR L17
Tax Annual Amount
3589
Legal Description
Lot 9/335 City of LR L17
Building Details
Year built
1915
Floors in Building
1
Listing Agency:
Riverwalk Real Estate
Listed By:
Cope Gracy
(479) 530-5060
Added: Sep 22
Last Checked: Sep 26 at 12:06AM
MLS# 26038606
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 mixed-use offering combines two adjoining properties at 112 and 114 S. Pulaski Street. The 1,044-square-foot residential component includes two bedrooms, one bathroom, a living room, a kitchen and dining area, plus a stack washer and dryer. The second property is configured for professional office use with two private offices, a conference room, one bathroom, and an open work area.
Together, the properties contain 2,088 square feet on 0.18 acres and are offered as a combined acquisition. The office layout accommodates a range of professional or small-business operations, while the residential unit adds a separate rental component. Built in 1915, the property is positioned in Little Rock with access to downtown, major employment centers, restaurants, and entertainment.
Together, the properties contain 2,088 square feet on 0.18 acres and are offered as a combined acquisition. The office layout accommodates a range of professional or small-business operations, while the residential unit adds a separate rental component. Built in 1915, the property is positioned in Little Rock with access to downtown, major employment centers, restaurants, and entertainment.
Key Highlights
- Two adjoining properties offered together at 112 and 114 S. Pulaski Street
- Combined property size of 2,088 square feet on 0.18 acres
- Residential unit includes 2 bedrooms, 1 bath, kitchen/dining area, and stack washer/dryer
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
$20,743
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
5.19%
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%
$414,860
$414.9K
Cap Rate 7%
$296,329
$296.3K
Cap Rate 9%
$230,478
$230.5K
Market Conditions
NOI Build-Up for 2,088 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
$37.3K $17.88/SF
− Vacancy
−$4.1K −$1.98/SF
EGI
$33.2K $15.90/SF
− OpEx
−$12.4K −$5.96/SF
NOI
$20.7K $9.93/SF
Area
Little Rock, AR
Vacancy
11.10%
Lease Rate
$17.88 /SF/Yr
Expense Ratio
37.50%
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%
$414,860
Cap Rate 7%
$296,329
Cap Rate 9%
$230,478
Alternative Uses
Best Use
Mixed Use
$296.3K
$259.3K – $345.7K
NOI $20,743 @ 7.0% cap · market cap 5.19%
Second Best
Office B
$284.0K
$248.5K – $331.3K
NOI $19,880 @ 7.0% cap · market cap 4.97%
Theoretical Best
Office A
$379.3K
$331.9K – $442.5K
NOI $26,552 @ 7.0% cap · market cap 6.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,862
Businesses Nearby
Explore this area
Business Placement
Demographics for 72201, AR
961
Population
628
Households
1.5
Avg Household Size
44
Median Age
78%
College-Educated
100%
High-School Grad
1.2 sq mi
ZIP Area
801
Density / Sq Mi
$112,045
Median Household Income
$71,188
Median Earnings
$1,344
Median Rent
$262,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Adjoining residential and professional office components create a flexible combination of rental use and workspace.
Where is this mixed-use property located?
The property is located at 114 S Pulaski Little Rock, AR.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Two adjoining properties offered together at 112 and 114 S. Pulaski Street; Combined property size of 2,088 square feet on 0.18 acres; Residential unit includes 2 bedrooms, 1 bath, kitchen/dining area, and stack washer/dryer
