Two-Unit Duplex with Shared
For Sale
$350,000
2308 and 2310 Blackwood Road, Little Rock, AR 72207
MULTI_FAMILY - Little Rock, AR
Property Size2,750 SF
Lot Size0.17 Acres
Price / SF$127.27
Days on Market84
Property Features for 2308 and 2310 Blackwood Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Appliances
Free-Standing Stove, Free-Standing Stove
Subdivision
Queens Manor
Lot features
Level
Directions
Head North On University Ave Past Cantrell Rd to Kavanaugh St. Take A Left on Kavanaugh to Pine Valley. Right On Blackwood off Pine Valley!
Standard status
Active
APN
43L-053-00-043-00
Size
2,750 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
43/0
Tax Annual Amount
7151
Legal Description
43/0
Amenities
vinyl flooring
granite countertops
tiled backsplash
Building Details
Year built
1942
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Carpet - Partial
Roof type
Shingle
Architectural style
Other
Listing Agency:
River Rock Realty Company
(501) 353-2504
Listed By:
Jamie Hoffman
(501) 232-8964
Added: Jun 2
Changed: Aug 2
Last Checked: Aug 24 at 9:06PM
MLS# 26022117
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 duplex at 2308 and 2310 Blackwood Road offers two units with the same layout. Each unit includes vinyl flooring in the living spaces, with partial carpet elsewhere. The kitchen features granite countertops and a tiled backsplash. Upstairs, you’ll find two bedrooms, along with a third optional room downstairs. The property also provides plenty of yard space for outdoor use.
Built in 1942 and covered with a shingle roof, the duplex includes free-standing stoves in the kitchen. Appliances listed are free-standing stoves, and the floor finish includes vinyl and partial carpet.
The seller notes there is no SPD because the owner never lived in the property. Both units are positioned as a straightforward two-unit residential income setup within the duplex configuration described above.
Built in 1942 and covered with a shingle roof, the duplex includes free-standing stoves in the kitchen. Appliances listed are free-standing stoves, and the floor finish includes vinyl and partial carpet.
The seller notes there is no SPD because the owner never lived in the property. Both units are positioned as a straightforward two-unit residential income setup within the duplex configuration described above.
Key Highlights
- Two‑unit duplex at 2308 and 2310 Blackwood Road
- Same layout in both units, each with two bedrooms upstairs
- Third optional room downstairs
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
$25,101
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
7.17%
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%
$502,020
$502.0K
Cap Rate 7%
$358,586
$358.6K
Cap Rate 9%
$278,900
$278.9K
Market Conditions
NOI Build-Up for 2,750 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
$38.0K $13.80/SF
− Vacancy
−$2.1K −$0.76/SF
EGI
$35.9K $13.04/SF
− OpEx
−$10.8K −$3.91/SF
NOI
$25.1K $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%
$502,020
Cap Rate 7%
$358,586
Cap Rate 9%
$278,900
Alternative Uses
Best Use
Multifamily LT 5
$358.6K
$313.8K – $418.4K
NOI $25,101 @ 7.0% cap · market cap 7.17%
Second Best
Apartment 5plus
$317.5K
$277.8K – $370.4K
NOI $22,226 @ 7.0% cap · market cap 6.35%
Theoretical Best
Office A
$499.6K
$437.1K – $582.8K
NOI $34,970 @ 7.0% cap · market cap 9.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
562
Businesses Nearby
Explore this area
Business Placement
Demographics for 72207, AR
11,036
Population
5,800
Households
1.9
Avg Household Size
40
Median Age
69%
College-Educated
98%
High-School Grad
3.8 sq mi
ZIP Area
2,904
Density / Sq Mi
$93,958
Median Household Income
$59,658
Median Earnings
$942
Median Rent
$384,800
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 - Two 2-bedroom units feature vinyl and carpet flooring, granite kitchen countertops, and a shingle roof on a small lot.
Where is this duplex located?
The property is located at 2308 and 2310 Blackwood Road Little Rock, AR.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Two‑unit duplex at 2308 and 2310 Blackwood Road; Same layout in both units, each with two bedrooms upstairs; Third optional room downstairs
