Two-Bedroom Residential Income
For Sale
Under Contract
$170,000
115 River Oaks Commons, Searcy, AR 72143
CONDOS - Searcy, AR
Property Size1,300 SF
Lot Size0.08 Acres
Price / SF$130.77
Days on Market100
Property Features for 115 River Oaks Commons
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1, Bedroom 2, Bedroom 1, Bonus Room
Parking features
Garage
Patio and Porch features
Deck
Interior features
Kit Counter-Other
Exterior features
Deck
Appliances
Free-Standing Stove
Subdivision
RIVER OAKS COMMONS
Lot features
Sloped
Directions
From Highway 67B, turn left onto East Race Ave, then take a right onto Hartfield Dr. Continue to East Moore Ave and turn left, then make a right into the River Oaks Common subdivision and make your way to #115.
Standard status
Active Under Contract
Size
1,300 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Description
See deed for legal
HOA Fee
$105 Monthly
Legal Description
See deed for legal
Building Details
Year built
1992
Floors in Building
1
Flooring type
Carpet, Tile
Roof type
Shingle
Architectural style
Other
Additional Structures
Other
Listing Agency:
ERA TEAM Real Estate · ERA Real Estate
(501) 327-6731
Listed By:
Elizabeth Calvert
(501) 472-3647
Added: May 5
Changed: Aug 7
Last Checked: Aug 12 at 6:06PM
MLS# 26017941
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 1,300-square-foot condominium, built in 1992, includes two bedrooms, two full bathrooms, and a bonus room. The interior provides connected living and dining areas, carpet and tile flooring, a kitchen counter, and a free-standing stove. A garage provides on-site parking, while the exterior includes a deck and shingle roofing.
The property is located in Searcy, Arkansas, near a hospital, shopping, and everyday amenities. Its 0.08-acre lot supports a compact residential setting with low-maintenance features and a practical room arrangement.
The property is located in Searcy, Arkansas, near a hospital, shopping, and everyday amenities. Its 0.08-acre lot supports a compact residential setting with low-maintenance features and a practical room arrangement.
Key Highlights
- 1,300 square feet with two bedrooms and two full bathrooms
- Bonus room for office, guest, or hobby use
- Garage parking and exterior 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
$7,022
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
4.13%
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%
$140,440
$140.4K
Cap Rate 7%
$100,314
$100.3K
Cap Rate 9%
$78,022
$78.0K
Market Conditions
NOI Build-Up for 1,300 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
$13.7K $10.56/SF
− Vacancy
−$961 −$0.74/SF
EGI
$12.8K $9.82/SF
− OpEx
−$5.7K −$4.42/SF
NOI
$7.0K $5.40/SF
Area
White County, AR
Vacancy
7.00%
Lease Rate
$10.56 /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%
$140,440
Cap Rate 7%
$100,314
Cap Rate 9%
$78,022
Alternative Uses
Best Use
Apartment 5plus
$100.3K
$87.8K – $117.0K
NOI $7,022 @ 7.0% cap · market cap 4.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$237.7K
$208.0K – $277.4K
NOI $16,642 @ 7.0% cap · market cap 9.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
817
Businesses Nearby
Explore this area
Business Placement
Demographics for 72143, AR
35,111
Population
14,948
Households
2.3
Avg Household Size
37
Median Age
27%
College-Educated
89%
High-School Grad
302.1 sq mi
ZIP Area
116
Density / Sq Mi
$55,522
Median Household Income
$33,315
Median Earnings
$851
Median Rent
$176,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Condo with a bonus room, deck, garage, and convenient access to hospital and shopping amenities.
Where is this residential income property located?
The property is located at 115 River Oaks Commons Searcy, AR.
What is the asking price?
The asking price for this property is $170,000.
What are key features of this property?
This property features: 1,300 square feet with two bedrooms and two full bathrooms; Bonus room for office, guest, or hobby use; Garage parking and exterior deck
