Contemporary Duplex
For Sale
$311,000
221 Edgewood Circle, Little Rock, AR 72223
Residential, Traditional, Contemporary, Little Rock, AR
Property Size1,420 SF
Lot Size0.16 Acres
Price / SF$219.01
Days on Market145
Property Features for 221 Edgewood Circle
General Information
Property type
Residential
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 1, Laundry Room, Bathroom 2, Bedroom 1
Patio and Porch features
Porch
Interior features
Washer Connection, Dryer Connection-Electric, Water Heater-Electric, Smoke Detector(s), Floored Attic, Walk-In Closet(s), Ceiling Fan(s), Walk-in Shower, Wired for Highspeed Inter, Kit Counter-Quartz
Exterior features
Porch, Guttering
Fireplace
1
Appliances
Microwave, Electric Range, Dishwasher, Disposal, Pantry
Subdivision
Edgewood
Lot features
Level, In Subdivision
Directions
Heading West on Kanis from Bowman, turn left onto Cooper Orbit Road, make first left into Edgewood Community, home is on the right
Standard status
Active
Size
1,420 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
Lot 224 Phase 1
HOA Fee
$117 Monthly
Legal Description
Lot 224 Phase 1
Building Details
Year built
2026
Floors in Building
1
Flooring type
Tile, Carpet, Vinyl
Roof type
Shingle
Architectural style
Other, Contemporary
Listing Agency:
Arkansas Land & Realty, Inc.
(501) 910-1111
Listed By:
Trey Clifton
(501) 298-7596
Added: May 13
Changed: Sep 23
Last Checked: Oct 4 at 11:06PM
MLS# 26019257
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 contemporary duplex residence is under construction and scheduled for completion in 2026. The 1,420-square-foot home offers an open living arrangement connecting the kitchen, dining area, and living room, with two bedrooms and two bathrooms. Quartz countertops, a center island, pantry, electric range, microwave, dishwasher, and disposal support the kitchen. Interior features include walk-in closets, a walk-in shower, floored attic, electric water heater, washer connection, and electric dryer connection.
The 0.16-acre property includes a porch, back lawn, guttering, shingle roof, fireplace, and selected carpet, tile, and vinyl flooring. Fire walls with sound cavities separate the residences. Lawn maintenance is included with yearly fees, and the home is located in Little Rock, AR 72223.
The 0.16-acre property includes a porch, back lawn, guttering, shingle roof, fireplace, and selected carpet, tile, and vinyl flooring. Fire walls with sound cavities separate the residences. Lawn maintenance is included with yearly fees, and the home is located in Little Rock, AR 72223.
Key Highlights
- Duplex residence under construction with 2026 completion year
- 1,420 square feet on a 0.16‑acre lot
- Two bedrooms and two 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
$11,477
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
3.69%
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%
$229,540
$229.5K
Cap Rate 7%
$163,957
$164.0K
Cap Rate 9%
$127,522
$127.5K
Market Conditions
NOI Build-Up for 1,420 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
$22.2K $15.60/SF
− Vacancy
−$1.3K −$0.90/SF
EGI
$20.9K $14.70/SF
− OpEx
−$9.4K −$6.61/SF
NOI
$11.5K $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%
$229,540
Cap Rate 7%
$163,957
Cap Rate 9%
$127,522
Alternative Uses
Best Use
Apartment 5plus
$164.0K
$143.5K – $191.3K
NOI $11,477 @ 7.0% cap · market cap 3.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$258.0K
$225.7K – $301.0K
NOI $18,057 @ 7.0% cap · market cap 5.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
82
Businesses Nearby
Explore this area
Business Placement
Demographics for 72223, AR
25,465
Population
12,279
Households
2.1
Avg Household Size
41
Median Age
66%
College-Educated
98%
High-School Grad
48.5 sq mi
ZIP Area
525
Density / Sq Mi
$99,063
Median Household Income
$62,227
Median Earnings
$1,242
Median Rent
$435,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Under construction with quartz counters, a private porch, and lawn maintenance included with yearly fees.
Where is this single family property located?
The property is located at 221 Edgewood Circle Little Rock, AR.
What is the asking price?
The asking price for this property is $311,000.
What are key features of this property?
This property features: Duplex residence under construction with 2026 completion year; 1,420 square feet on a 0.16‑acre lot; Two bedrooms and two bathrooms
