Residential Income Property with River
New
For Sale
$425,000
11527 Crystal Bay Cir, North Little Rock, AR 72113
CONDOS - North Little Rock, AR
Property Size2,756 SF
Lot Size0.08 Acres
Price / SF$154.21
Days on Market2
Property Features for 11527 Crystal Bay Cir
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
3
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 3, Bathroom 2, Bathroom 1, Bedroom 3, Bedroom 2, Laundry Room, Bedroom 1
Parking features
Assigned
Appliances
Dishwasher
Subdivision
River Bend
Lot features
Level
Elementary school
Crystal Hill Magnet
Middle school
Maumelle
High school
MAUMELLE
Directions
OFF MAUMELLE BLVD AND CRYSTAL HILL ROAD
Standard status
Active
APN
43N-004-26-024-00
Size
2,756 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Of Record
Tax Annual Amount
3697
HOA Fee
$175 Monthly
Legal Description
Of Record
Amenities
pool
gated community
Building Details
Year built
2008
Floors in Building
1
Flooring type
Tile
Roof type
Composition
Architectural style
Other
Listing Agency:
Joseph Walter Realty, LLC
(888) 227-1009
Listed By:
Scott Fader · License #2020006263
(888) 227-1009
Added: Aug 9
Last Checked: Aug 10 at 2:06AM
MLS# 26032456
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 two-story residential income property offers 2,756 square feet of interior space with a main-level primary suite and an upper-level loft. The layout includes open living and dining areas, a fireplace, a kitchen equipped with a refrigerator, dishwasher, wine cooler, and ice machine, plus a laundry room. Tile flooring, a composition roof, and assigned parking are also provided. Built in 2008, the home features floor-to-ceiling windows oriented toward the river, along with a private patio and an upper balcony overlooking the pool and river. The gated Riverbend community is positioned near shopping, dining, and I-430, combining residential amenities with convenient access to area services and transportation.
Key Highlights
- 2,756‑square‑foot two‑story residential income property
- River views and sunset exposure from the home
- Floor‑to‑ceiling windows enhance the living areas
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
$20,733
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
4.88%
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%
$414,660
$414.7K
Cap Rate 7%
$296,186
$296.2K
Cap Rate 9%
$230,367
$230.4K
Market Conditions
NOI Build-Up for 2,756 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
$40.0K $14.52/SF
− Vacancy
−$2.3K −$0.84/SF
EGI
$37.7K $13.68/SF
− OpEx
−$17.0K −$6.16/SF
NOI
$20.7K $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%
$414,660
Cap Rate 7%
$296,186
Cap Rate 9%
$230,367
Alternative Uses
Best Use
Apartment 5plus
$296.2K
$259.2K – $345.6K
NOI $20,733 @ 7.0% cap · market cap 4.88%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$525.7K
$460.0K – $613.3K
NOI $36,800 @ 7.0% cap · market cap 8.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
262
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 - Two-story residence with expansive glazing, outdoor living areas, and selected kitchen appliances in a gated community.
Where is this residential income property located?
The property is located at 11527 Crystal Bay Cir North Little Rock, AR.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 2,756‑square‑foot two‑story residential income property; River views and sunset exposure from the home; Floor‑to‑ceiling windows enhance the living areas
