8-Unit Apartment Building
For Sale
$799,000
1900 Labette Manor Drive, Little Rock, AR 72205
Multi-Family, Contemporary, Little Rock, AR
Property Size8,582 SF
Lot Size0.66 Acres
Price / SF$93.10
Days on Market318
Property Features for 1900 Labette Manor Drive
General Information
Property type
Residential Multi Family
Property subtype
Apartment
Bedrooms
24
Bathrooms
24
Full bathrooms
24
Rooms
Bathroom 12, Bedroom 1, Bathroom 5, Bathroom 17, Bathroom 20, Bathroom 3, Bedroom 10, Bathroom 18, Bathroom 11, Bathroom 22, Bedroom 24, Bathroom 4, Bedroom 2, Bathroom 13, Bedroom 5, Bedroom 21, Bedroom 19, Bedroom 15, Bathroom 9, Bedroom 16, Bedroom 7, Bedroom 3, Bedroom 23, Bathroom 1, Bathroom 10, Bedroom 17, Bathroom 7, Bathroom 23, Bathroom 24, Bathroom 8, Bedroom 20, Bedroom 22, Bedroom 12, Bedroom 8, Bedroom 6, Bathroom 6, Bedroom 9, Bedroom 13, Bathroom 21, Bedroom 14, Bathroom 2, Bathroom 19, Bathroom 14, Bedroom 11, Bedroom 4, Bathroom 15, Bedroom 18, Bathroom 16
Interior features
Washer Connection, Dryer Connection-Electric, Fan - Ceiling, All Units
Exterior features
Outside Storage Area
Appliances
Free-Standing Stove, Electric Range, Dishwasher, Refrigerator-Stays, Free-Standing Stove, Electric Range, Dishwasher, Refrigerator-Stays
Subdivision
Le Bette Manor
Lot features
Level
Elementary school
Brady
High school
Southwest
Directions
Take 630 to Exit 6B (John Barrow Rd). Take a right on Morris Manor Dr and a left on Labette Dr. Apartments are on your left.
Standard status
Active
APN
44L-091-00-003-00
Size
8,582 SF
Lot size
0.66 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
TBD by title company
Tax Annual Amount
5642
Legal Description
TBD by title company
Building Details
Year built
1989
Floors in Building
2
Number of units
8
Flooring type
Vinyl
Roof type
Composition
Architectural style
Contemporary
Additional Structures
Storage
Listing Agency:
Mid South Realty
(501) 444-2055
Listed By:
Kari Clay
(501) 240-3117
Added: Oct 9, 2025
Changed: Aug 19
Last Checked: Aug 22 at 2:06PM
MLS# 25040590
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 8-unit apartment building was renovated within the last four years and offers a consistent, tenant-friendly layout across every unit. Each unit shares the same floorplan with three bedrooms upstairs and a full bath, while downstairs includes a spacious living room, furnished kitchen, and a 1/2 bath. Interior amenities include washer connection and electric dryer connection, along with ceiling fans. Units also feature front and rear entrances, on-site parking, and extra private storage outside. Exterior improvements include an outside storage area, and the building is finished with vinyl flooring and a composition roof. The property was built in 1989.
Located at 1900 Labette Manor Drive in Little Rock’s West Central area, the building is described as close to interstates, Baptist hospital, shopping, and dining, with downtown about 10–15 minutes away.
The site includes a 0.66-acre lot and a total property size of 8,582 square feet, providing a compact footprint for an 8-unit rental property.
Located at 1900 Labette Manor Drive in Little Rock’s West Central area, the building is described as close to interstates, Baptist hospital, shopping, and dining, with downtown about 10–15 minutes away.
The site includes a 0.66-acre lot and a total property size of 8,582 square feet, providing a compact footprint for an 8-unit rental property.
Key Highlights
- Renovated in the last 4 years; 8‑unit apartment building
- All units share one floorplan: 3 bedrooms upstairs with a full bath
- Downstairs layout includes a spacious living room and furnished kitchen plus a 1/2 bath
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
$69,363
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
8.68%
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%
$1,387,260
$1.4M
Cap Rate 7%
$990,900
$990.9K
Cap Rate 9%
$770,700
$770.7K
Market Conditions
NOI Build-Up for 8,582 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
$133.9K $15.60/SF
− Vacancy
−$7.8K −$0.90/SF
EGI
$126.1K $14.70/SF
− OpEx
−$56.8K −$6.61/SF
NOI
$69.4K $8.08/SF
Area
Little Rock, AR
Vacancy
5.80%
Lease Rate
$15.60 /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%
$1,387,260
Cap Rate 7%
$990,900
Cap Rate 9%
$770,700
Alternative Uses
Best Use
Apartment 5plus
$990.9K
$867.0K – $1.16M
NOI $69,363 @ 7.0% cap · market cap 8.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.56M
$1.36M – $1.82M
NOI $109,131 @ 7.0% cap · market cap 13.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
579
Businesses Nearby
Explore this area
Business Placement
Demographics for 72205, AR
22,888
Population
12,187
Households
1.9
Avg Household Size
39
Median Age
54%
College-Educated
96%
High-School Grad
8.0 sq mi
ZIP Area
2,861
Density / Sq Mi
$62,888
Median Household Income
$50,948
Median Earnings
$1,110
Median Rent
$204,400
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?
Apartment building - Renovated in the last four years with washer and dryer hookups, outdoor storage, and on-site parking.
Where is this apartment building located?
The property is located at 1900 Labette Manor Drive Little Rock, AR.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Renovated in the last 4 years; 8‑unit apartment building; All units share one floorplan: 3 bedrooms upstairs with a full bath; Downstairs layout includes a spacious living room and furnished kitchen plus a 1/2 bath
