Contemporary Loft Income
For Sale
$159,000
423 E 3rd St #213, Little Rock, AR 72201
Residential, Contemporary, Little Rock, AR
Property Size688 SF
Price / SF$231.10
Days on Market165
Property Features for 423 E 3rd St #213
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
1
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Bathroom 1
Interior features
Walk-In Closet(s), Ceiling Fan(s), Kit Counter-Ceramic Tile
Appliances
Electric Range, Dishwasher
Subdivision
TUF NUT BLDG HPR
Lot features
Level, Not in Subdivision
Directions
River market Ave and 3rd Street
Standard status
Active
Size
688 SF
Taxes and HOA fees
Tax Description
213
Tax Annual Amount
842
HOA Fee
$193 Monthly
Legal Description
213
Amenities
exposed brick walls
polished concrete floors
expansive windows
soaring ceilings
updated stainless appliances
granite countertops
secure controlled building access
garage parking
pet-friendly
Building Details
Year built
1930
Flooring type
Concrete
Roof type
Flat
Architectural style
Contemporary
Listing Agency:
The Property Group
(501) 663-0505
Listed By:
Margaret Bell
(501) 231-7736
Added: Mar 30
Changed: Sep 3
Last Checked: Sep 10 at 5:06AM
MLS# 26012123
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.
Located at 423 E 3rd St #213 in Little Rock, this 688-square-foot contemporary loft occupies the Tuf Nut Lofts building, a converted factory property completed in 1930. The interior features an open plan with a separate bedroom area, one bathroom, a full kitchen, exposed brick, polished concrete floors, expansive windows, and high ceilings. Stainless appliances, granite countertops, a walk-in closet, and ceiling fans add functional updates.
Building access is controlled, and garage parking is available as an option. The property is near the River Market District, Arkansas River Trail, restaurants, nightlife, art galleries, and parks. The residence includes an electric range and dishwasher, with ceramic tile at the kitchen counter. Flat roofing and contemporary architecture complete the property profile.
Building access is controlled, and garage parking is available as an option. The property is near the River Market District, Arkansas River Trail, restaurants, nightlife, art galleries, and parks. The residence includes an electric range and dishwasher, with ceramic tile at the kitchen counter. Flat roofing and contemporary architecture complete the property profile.
Key Highlights
- 688‑square‑foot loft at 423 E 3rd St #213, Little Rock, AR 72201
- Located in Tuf Nut Lofts, a converted factory property built in 1930
- Open interior with a separate bedroom area, full kitchen, and one bathroom
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
$5,561
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
3.50%
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%
$111,220
$111.2K
Cap Rate 7%
$79,443
$79.4K
Cap Rate 9%
$61,789
$61.8K
Market Conditions
NOI Build-Up for 688 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
$10.7K $15.60/SF
− Vacancy
−$623 −$0.90/SF
EGI
$10.1K $14.70/SF
− OpEx
−$4.5K −$6.61/SF
NOI
$5.6K $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%
$111,220
Cap Rate 7%
$79,443
Cap Rate 9%
$61,789
Alternative Uses
Best Use
Apartment 5plus
$79.4K
$69.5K – $92.7K
NOI $5,561 @ 7.0% cap · market cap 3.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$125.0K
$109.4K – $145.8K
NOI $8,749 @ 7.0% cap · market cap 5.50%
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
3,079
Businesses Nearby
Explore this area
Business Placement
Demographics for 72201, AR
961
Population
628
Households
1.5
Avg Household Size
44
Median Age
78%
College-Educated
100%
High-School Grad
1.2 sq mi
ZIP Area
801
Density / Sq Mi
$112,045
Median Household Income
$71,188
Median Earnings
$1,344
Median Rent
$262,300
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - An open downtown residence pairs a full kitchen and bathroom with a defined sleeping area and polished concrete flooring.
Where is this residential income property located?
The property is located at 423 E 3rd St #213 Little Rock, AR.
What is the asking price?
The asking price for this property is $159,000.
What are key features of this property?
This property features: 688‑square‑foot loft at 423 E 3rd St #213, Little Rock, AR 72201; Located in Tuf Nut Lofts, a converted factory property built in 1930; Open interior with a separate bedroom area, full kitchen, and one bathroom
