Little Rock Multifamily Investment
For Sale
Contact for pricing
1305 Cumberland St, Little Rock, AR 72202
Multifamily property in the Pettaway/SoMa district with attractive unit features.
Property Size3,392 SF
Lot Size0.16 Acres
Price / SF$110.55
Days on Market176
Property Features for 1305 Cumberland St
General Information
Standard status
Active
Size
3,392 SF
Total Parking Spaces
4
Lot size
0.16 Acres
Property subtype
Multifamily
Zoning
R-4
Occupancy
100%
Building Details
Year Built
1900
Buildings
1
Stories
2
Units
4
Listing Agency:
Moses Tucker Partners
(479) 271-6118
Listed By:
Matthew Beachboard · License #AB00078837
Source:
Crexi
Added: Feb 25
Changed: Aug 14
Last Checked: Aug 19 at 12:30AM
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 Moses Tucker Partners
Investment Insights
Based on property information with market context.
This multifamily property, located at 1305 Cumberland St, Little Rock, AR 72206, features 4 units within a ±3,392 SF building on a ±0.16 acre lot. Built in 1900 and zoned R-4, the property has 4 parking spaces and is 100% occupied. The unit mix includes two 650 SF units and two 695 SF units. Situated in the emerging Pettaway neighborhood, it is just two blocks from the SoMa District. The location offers walkability to Community Bakery, Raduno Brick Oven & Barroom, Loblolly Creamery, South Main Market, local breweries, boutique retail, parks, bike trails, and recurring neighborhood festivals. Positioned along the South Main Street corridor, the property benefits from exceptional connectivity, being less than one mile from the I-630/I-30 interchange, providing convenient access to downtown, major employment centers, medical campuses, and the Arkansas Museum of Fine Arts. All units feature hardwood floors and tall ceilings, with two units including granite countertops. Each unit has central HVAC and a stackable washer/dryer. Tenants pay electric, while the landlord covers water and trash. The property qualifies for Historic Tax Credits.
Key Highlights
- 100% Occupancy with Rent Roll Available (NDA Required)
- Prime Location: Emerging Pettaway Neighborhood, Steps from SoMa District
- Four Units with Attractive Features: Hardwood Floors, Tall Ceilings, Central HVAC, and Stackable Washer/Dryer in Each Unit
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
$30,961
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
8.26%
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%
$619,220
$619.2K
Cap Rate 7%
$442,300
$442.3K
Cap Rate 9%
$344,011
$344.0K
Market Conditions
NOI Build-Up for 3,392 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
$46.8K $13.80/SF
− Vacancy
−$2.6K −$0.76/SF
EGI
$44.2K $13.04/SF
− OpEx
−$13.3K −$3.91/SF
NOI
$31.0K $9.13/SF
Area
Little Rock, AR
Vacancy
5.51%
Lease Rate
$13.80 /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%
$619,220
Cap Rate 7%
$442,300
Cap Rate 9%
$344,011
Alternative Uses
Best Use
Multifamily LT 5
$442.3K
$387.0K – $516.0K
NOI $30,961 @ 7.0% cap · market cap 8.26%
Second Best
Apartment 5plus
$391.6K
$342.7K – $456.9K
NOI $27,415 @ 7.0% cap · market cap 7.31%
Theoretical Best
Office A
$616.2K
$539.2K – $718.9K
NOI $43,134 @ 7.0% cap · market cap 11.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,139
Businesses Nearby
Explore this area
Business Placement
Demographics for 72202, AR
10,340
Population
7,403
Households
1.4
Avg Household Size
37
Median Age
49%
College-Educated
93%
High-School Grad
7.1 sq mi
ZIP Area
1,456
Density / Sq Mi
$54,167
Median Household Income
$42,981
Median Earnings
$1,040
Median Rent
$246,900
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 - Multifamily property in the Pettaway/SoMa district with attractive unit features.
Where is this quadplex located?
The property is located at 1305 Cumberland St Little Rock, AR.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 100% Occupancy with Rent Roll Available (NDA Required); Prime Location: Emerging Pettaway Neighborhood, Steps from SoMa District; Four Units with Attractive Features: **Hardwood Floors, Tall Ceilings, Central HVAC, and Stackable Washer/Dryer in Each Unit**
