Duplex With Alley Access and Covered
For Sale
Under Contract
$179,900
21 Woodlore Circle, Little Rock, AR 72211
CONDOS - Little Rock, AR
Property Size1,536 SF
Lot Size0.17 Acres
Price / SF$117.12
Days on Market117
Property Features for 21 Woodlore Circle
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
3
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 3, Bathroom 2, Bedroom 2, Bathroom 3, Laundry Room, Bathroom 1, Bedroom 1
Parking features
Carport
Fireplace
1
Appliances
Free-Standing Stove, Electric Range
Subdivision
WOODLAND HILLS TO LR
Lot features
Sloped
Directions
Bowman to Mara Lynn, Aspen, first right on Woodlore Circle
Standard status
Active Under Contract
Size
1,536 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
lot 10 block 1
Tax Annual Amount
1554
HOA Fee
$250 Annually
Legal Description
lot 10 block 1
Building Details
Year built
1984
Flooring type
Laminate, Carpet
Roof type
Composition
Architectural style
Other
Listing Agency:
Adkins & Associates Real Estate
(501) 224-3900
Listed By:
Marci Richardson
(501) 838-0585
Added: May 9
Changed: Aug 4
Last Checked: Sep 2 at 4:06AM
MLS# 26018716
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.
Duplex at 21 Woodlore Circle featuring 1,536 square feet on a 0.17-acre lot. The home is laid out with three bedrooms and three bathrooms, plus a laundry room. Amenities include a fireplace, a composition roof, and flooring of carpet and laminate. Appliances include a free-standing stove and electric range. Recent updates mentioned include a new roof and new deck.
Access is provided via an alley, with two-car covered parking and a carport. The interior layout places the primary bedroom apart, with the two other bedrooms upstairs.
Built in 1984, this property is positioned as a low-maintenance exterior and yard setup, offering the option to move in as-is or refresh with personal updates.
Access is provided via an alley, with two-car covered parking and a carport. The interior layout places the primary bedroom apart, with the two other bedrooms upstairs.
Built in 1984, this property is positioned as a low-maintenance exterior and yard setup, offering the option to move in as-is or refresh with personal updates.
Key Highlights
- 1,536 SF duplex on a 0.17‑acre lot
- New roof and new deck
- Three bedrooms and three bathrooms
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
$14,020
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
7.79%
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%
$280,400
$280.4K
Cap Rate 7%
$200,286
$200.3K
Cap Rate 9%
$155,778
$155.8K
Market Conditions
NOI Build-Up for 1,536 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
$21.2K $13.80/SF
− Vacancy
−$1.2K −$0.76/SF
EGI
$20.0K $13.04/SF
− OpEx
−$6.0K −$3.91/SF
NOI
$14.0K $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%
$280,400
Cap Rate 7%
$200,286
Cap Rate 9%
$155,778
Alternative Uses
Best Use
Multifamily LT 5
$200.3K
$175.3K – $233.7K
NOI $14,020 @ 7.0% cap · market cap 7.79%
Second Best
Apartment 5plus
$177.4K
$155.2K – $206.9K
NOI $12,415 @ 7.0% cap · market cap 6.90%
Theoretical Best
Office A
$279.0K
$244.2K – $325.5K
NOI $19,532 @ 7.0% cap · market cap 10.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,049
Businesses Nearby
Explore this area
Business Placement
Demographics for 72211, AR
24,338
Population
12,009
Households
2
Avg Household Size
35
Median Age
56%
College-Educated
97%
High-School Grad
8.3 sq mi
ZIP Area
2,932
Density / Sq Mi
$80,808
Median Household Income
$53,527
Median Earnings
$1,142
Median Rent
$257,800
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?
Duplex - Duplex on 0.17 acres featuring 1,536 SF, three bedrooms, and alley access with covered parking.
Where is this duplex located?
The property is located at 21 Woodlore Circle Little Rock, AR.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: 1,536 SF duplex on a 0.17‑acre lot; New roof and new deck; Three bedrooms and three bathrooms
