Residential Income Property with
For Sale
$197,000
22 Wickford Lane, Little Rock, AR 72212
Residential, Traditional, Little Rock, AR
Property Size1,920 SF
Price / SF$102.60
Days on Market9
Property Features for 22 Wickford Lane
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
3
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 3, Bedroom 1, Great Room, Bathroom 1, Bedroom 3, Bedroom 2, Bathroom 2
Parking features
Garage
Patio and Porch features
Deck
Interior features
Dryer Connection-Electric, Ceiling Fan(s), Kit Counter- Granite Slab
Exterior features
Deck, Wood Fence
Fencing
Wood
Appliances
Electric Range, Dishwasher, Disposal, Refrigerator-Stays
Subdivision
BERKSHIRE PK HPR
Lot features
Level, Creek
Directions
I-430 to Rodney Parham, Left on Green Mountain, Left on Rainwood.
Standard status
Active
Size
1,920 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 78 Block 0
Tax Annual Amount
2396
HOA Fee
$340 Monthly
Legal Description
Lot 78 Block 0
Amenities
swimming pool
Building Details
Year built
1973
Floors in Building
2
Flooring type
Carpet, Tile
Roof type
Composition
Architectural style
Other
Listing Agency:
Arkansas Home Collective Realty
(501) 416-3085
Listed By:
Melissa Glidden
(501) 231-6953
Added: Sep 26
Changed: Oct 3
Last Checked: Oct 4 at 9:06PM
MLS# 26039140
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 1,920-square-foot condo was built in 1973 and has three bedrooms and two and a half bathrooms. Interior finishes include tile and carpet flooring, a granite kitchen counter, and ceiling fans. The kitchen is equipped with an electric range, dishwasher, disposal, and refrigerator. A garage provides parking, while the exterior includes a wood fence and deck.
The deck faces the swimming pool, providing an outdoor area with pool views.
The deck faces the swimming pool, providing an outdoor area with pool views.
Key Highlights
- 1,920‑square‑foot condo with three bedrooms and two and a half bathrooms
- Built in 1973
- Deck with views of the swimming pool
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
$15,518
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
7.88%
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%
$310,360
$310.4K
Cap Rate 7%
$221,686
$221.7K
Cap Rate 9%
$172,422
$172.4K
Market Conditions
NOI Build-Up for 1,920 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
$30.0K $15.60/SF
− Vacancy
−$1.7K −$0.90/SF
EGI
$28.2K $14.70/SF
− OpEx
−$12.7K −$6.61/SF
NOI
$15.5K $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%
$310,360
Cap Rate 7%
$221,686
Cap Rate 9%
$172,422
Alternative Uses
Best Use
Apartment 5plus
$221.7K
$194.0K – $258.6K
NOI $15,518 @ 7.0% cap · market cap 7.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$348.8K
$305.2K – $406.9K
NOI $24,415 @ 7.0% cap · market cap 12.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,401
Businesses Nearby
Explore this area
Business Placement
Demographics for 72212, AR
12,612
Population
5,469
Households
2.3
Avg Household Size
43
Median Age
72%
College-Educated
98%
High-School Grad
6.1 sq mi
ZIP Area
2,068
Density / Sq Mi
$116,310
Median Household Income
$66,158
Median Earnings
$1,089
Median Rent
$341,400
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - The condo offers garage parking and a deck overlooking the swimming pool.
Where is this residential income property located?
The property is located at 22 Wickford Lane Little Rock, AR.
What is the asking price?
The asking price for this property is $197,000.
What are key features of this property?
This property features: 1,920‑square‑foot condo with three bedrooms and two and a half bathrooms; Built in 1973; Deck with views of the swimming pool
