Residential Income Property with
For Sale
$120,000
416 N Pierce #9 Street, Little Rock, AR 72205
Residential, Traditional, Little Rock, AR
Property Size968 SF
Price / SF$123.97
Days on Market72
Property Features for 416 N Pierce #9 Street
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
1
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1, Den, Bedroom 1
Parking features
Assigned
Patio and Porch features
Porch
Interior features
Wet Bar, Whirlpool/Hot Tub/Spa, Window Treatments, Walk-In Closet(s)
Exterior features
Porch, Inground Pool
Fireplace
1
Appliances
Built-In Stove, Dishwasher, Disposal
Subdivision
LINDEN COURT CONDO HPR
Lot features
Extra Landscaping
Directions
From Lee Avenue turn right on Pierce Street. Guest parking at the back.
Standard status
Active
Size
968 SF
Taxes and HOA fees
Tax Description
LINDEN CT Co HPR PH II UNIT 9
Tax Annual Amount
1350
HOA Fee
$360 Monthly
Legal Description
LINDEN CT Co HPR PH II UNIT 9
Amenities
pool
Building Details
Year built
1984
Floors in Building
1
Flooring type
Carpet, Tile, Wood
Roof type
Composition
Architectural style
Other
Listing Agency:
Keller Williams Realty
(501) 907-5959
Listed By:
Andrew Gresham
(501) 944-2933
Added: Jul 26
Changed: Sep 28
Last Checked: Oct 5 at 12:06AM
MLS# 26030366
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 968-square-foot residential income property is configured as a condo with private front and rear porches. Interior improvements include an updated kitchen with built-in stove, dishwasher, and disposal, along with hardwood, tile, and newly installed carpet flooring. The living and dining area includes a gas fireplace, while the primary suite features a jetted tub, walk-in shower, double vanity, walk-in closet, and laundry access. A wet bar and window treatments add further interior features.
The property was built in 1984 and includes assigned parking. Residents have access to a shared inground pool, and the property is located near UAMS, dining, and parks. A second bedroom with a half bath is also described as suitable for office, gym, or studio use.
The property was built in 1984 and includes assigned parking. Residents have access to a shared inground pool, and the property is located near UAMS, dining, and parks. A second bedroom with a half bath is also described as suitable for office, gym, or studio use.
Key Highlights
- 968‑square‑foot condo built in 1984
- Private front and rear porches
- Updated kitchen with built‑in stove, dishwasher, and disposal
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
$7,824
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
6.52%
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%
$156,480
$156.5K
Cap Rate 7%
$111,771
$111.8K
Cap Rate 9%
$86,933
$86.9K
Market Conditions
NOI Build-Up for 968 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
$15.1K $15.60/SF
− Vacancy
−$876 −$0.90/SF
EGI
$14.2K $14.70/SF
− OpEx
−$6.4K −$6.61/SF
NOI
$7.8K $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%
$156,480
Cap Rate 7%
$111,771
Cap Rate 9%
$86,933
Alternative Uses
Best Use
Apartment 5plus
$111.8K
$97.8K – $130.4K
NOI $7,824 @ 7.0% cap · market cap 6.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$175.8K
$153.9K – $205.2K
NOI $12,309 @ 7.0% cap · market cap 10.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,860
Businesses Nearby
Explore this area
Business Placement
Demographics for 72205, AR
22,888
Population
12,187
Households
1.9
Avg Household Size
39
Median Age
54%
College-Educated
96%
High-School Grad
8.0 sq mi
ZIP Area
2,861
Density / Sq Mi
$62,888
Median Household Income
$50,948
Median Earnings
$1,110
Median Rent
$204,400
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated condo with hardwood flooring, a gas fireplace, private porches, and access to a shared pool.
Where is this residential income property located?
The property is located at 416 N Pierce #9 Street Little Rock, AR.
What is the asking price?
The asking price for this property is $120,000.
What are key features of this property?
This property features: 968‑square‑foot condo built in 1984; Private front and rear porches; Updated kitchen with built‑in stove, dishwasher, and disposal
