Triplex With Composition
For Sale
$195,000
2116 Cumberland, Little Rock, AR 72206
MULTI_FAMILY - Little Rock, AR
Property Size2,114 SF
Lot Size0.17 Acres
Price / SF$92.24
Days on Market256
Property Features for 2116 Cumberland
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 3, Bedroom 1, Bedroom 4, Bedroom 2, Bathroom 1, Bathroom 3, Bathroom 2
Parking features
On Street
Appliances
Microwave, Electric Range, Dishwasher, Refrigerator-Stays, Microwave, Electric Range, Dishwasher, Refrigerator-Stays
Subdivision
Duvalls
Lot features
Level
Directions
When traveling south down Cumberland St. property is located on the right.
Standard status
Active
Size
2,114 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Description
To be provided at closing.
Tax Annual Amount
2253
Legal Description
To be provided at closing.
Building Details
Year built
1940
Floors in Building
2
Number of units
3
Flooring type
Carpet - Partial, Laminate
Roof type
Composition
Architectural style
Other
Listing Agency:
Hawks Realty
(501) 205-5965
Listed By:
Carter Archer
(501) 626-8749
Added: Nov 29, 2025
Changed: Aug 5
Last Checked: Aug 12 at 3:06AM
MLS# 25049869
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 triplex offers a functional three-unit rental setup with active leases. The property sits on a 0.17-acre lot and includes 2,114 square feet of total living area. Built in 1940, the building features a composition roof. Flooring includes partial carpet and laminate, and unit appliances listed include electric ranges, dishwashers, microwaves, and refrigerators.
Utilities are on a single meter, with each tenant responsible for one-third of the utilities. The seller notes that two of the three units have had recent updates, and there may be additional value through further cosmetic improvements and rent increases. Parking is available on-street.
Rooms listed for the property include multiple bedrooms and bathrooms across the three units, supporting a straightforward rental layout for tenants seeking separate living spaces within one building.
Utilities are on a single meter, with each tenant responsible for one-third of the utilities. The seller notes that two of the three units have had recent updates, and there may be additional value through further cosmetic improvements and rent increases. Parking is available on-street.
Rooms listed for the property include multiple bedrooms and bathrooms across the three units, supporting a straightforward rental layout for tenants seeking separate living spaces within one building.
Key Highlights
- Triplex on a 0.17‑acre lot with 2,114 SF total building area
- Built in 1940 with a composition roof
- Utilities on a single meter; each tenant pays one‑third of utilities
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
$17,086
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
8.76%
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%
$341,720
$341.7K
Cap Rate 7%
$244,086
$244.1K
Cap Rate 9%
$189,844
$189.8K
Market Conditions
NOI Build-Up for 2,114 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
$33.0K $15.60/SF
− Vacancy
−$1.9K −$0.90/SF
EGI
$31.1K $14.70/SF
− OpEx
−$14.0K −$6.61/SF
NOI
$17.1K $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%
$341,720
Cap Rate 7%
$244,086
Cap Rate 9%
$189,844
Alternative Uses
Best Use
Multifamily LT 5
$275.7K
$241.2K – $321.6K
NOI $19,296 @ 7.0% cap · market cap 9.90%
Second Best
Apartment 5plus
$244.1K
$213.6K – $284.8K
NOI $17,086 @ 7.0% cap · market cap 8.76%
Theoretical Best
Office A
$384.0K
$336.0K – $448.0K
NOI $26,882 @ 7.0% cap · market cap 13.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,516
Businesses Nearby
Explore this area
Business Placement
Demographics for 72206, AR
22,974
Population
10,080
Households
2.3
Avg Household Size
43
Median Age
20%
College-Educated
87%
High-School Grad
111.6 sq mi
ZIP Area
206
Density / Sq Mi
$49,145
Median Household Income
$35,157
Median Earnings
$910
Median Rent
$132,100
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?
Triplex - Triplex on a 0.17-acre lot built in 1940 with a composition roof and on-street parking.
Where is this triplex located?
The property is located at 2116 Cumberland Little Rock, AR.
What is the asking price?
The asking price for this property is $195,000.
What are key features of this property?
This property features: Triplex on a 0.17‑acre lot with 2,114 SF total building area; Built in 1940 with a composition roof; Utilities on a single meter; each tenant pays one‑third of utilities
