Two-Unit Duplex with Dedicated
For Sale
$140,000
4600 Gum St, North Little Rock, AR 72118
Fully occupied residential property with in-place appliances, dedicated parking, and all-electric service.
Property Size1,120 SF
Price / SF$125
Days on Market27
Property Features for 4600 Gum St
General Information
Standard status
Active
Size
1,120 SF
Property subtype
Residential Income
Occupancy
100%
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Additional Details
Gross Income
$13,200
Taxes and HOA fees
Annual Taxes
$946
Listing Agency:
Michele Phillips & Co. Realtors
(501) 442-0214
Listed By:
Teresa Burl
(501) 442-0214
Source:
Exprealty
Added: Jul 25
Changed: Aug 15
Last Checked: Aug 19 at 12:46PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Michele Phillips & Co. Realtors
Investment Insights
Based on property information with market context.
Located at 4600 Gum St in North Little Rock, Arkansas, this duplex includes two residential units, each configured with 1 bedroom and 1 bathroom. The property is fully occupied and offers a straightforward two-unit layout for an owner seeking an established residential income asset.
Each unit is equipped with a refrigerator, range, and stackable washer and dryer. The appliances are owned by the seller and convey with the property. Dedicated parking serves the residents, while all-electric systems support both units.
Each unit is equipped with a refrigerator, range, and stackable washer and dryer. The appliances are owned by the seller and convey with the property. Dedicated parking serves the residents, while all-electric systems support both units.
Key Highlights
- Two 1BR/1BA units in a single duplex property
- Fully occupied at the time of listing
- Refrigerator, range, and stackable washer & dryer in each unit
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
$9,412
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
6.72%
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%
$188,240
$188.2K
Cap Rate 7%
$134,457
$134.5K
Cap Rate 9%
$104,578
$104.6K
Market Conditions
NOI Build-Up for 1,120 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
$14.4K $12.84/SF
− Vacancy
−$935 −$0.83/SF
EGI
$13.4K $12.01/SF
− OpEx
−$4.0K −$3.60/SF
NOI
$9.4K $8.40/SF
Area
Pulaski County, AR
Vacancy
6.50%
Lease Rate
$12.84 /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%
$188,240
Cap Rate 7%
$134,457
Cap Rate 9%
$104,578
Alternative Uses
Best Use
Multifamily LT 5
$134.5K
$117.7K – $156.9K
NOI $9,412 @ 7.0% cap · market cap 6.72%
Second Best
Apartment 5plus
$120.4K
$105.3K – $140.4K
NOI $8,426 @ 7.0% cap · market cap 6.02%
Theoretical Best
Specialty Retail
$213.6K
$186.9K – $249.3K
NOI $14,955 @ 7.0% cap · market cap 10.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
441
Businesses Nearby
Explore this area
Business Placement
Demographics for 72118, AR
22,582
Population
10,823
Households
2.1
Avg Household Size
37
Median Age
20%
College-Educated
88%
High-School Grad
27.6 sq mi
ZIP Area
818
Density / Sq Mi
$47,266
Median Household Income
$35,608
Median Earnings
$978
Median Rent
$115,900
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 - Fully occupied residential property with in-place appliances, dedicated parking, and all-electric service.
Where is this duplex located?
The property is located at 4600 Gum St North Little Rock, AR.
What is the asking price?
The asking price for this property is $140,000.
What are key features of this property?
This property features: Two 1BR/1BA units in a single duplex property; Fully occupied at the time of listing; Refrigerator, range, and stackable washer & dryer in each unit
