Contemporary Two-Bedroom
For Sale
$495,000
521 E President Clinton Ave #1402, Little Rock, AR 72201
Residential, Contemporary, Little Rock, AR
Property Size2,205 SF
Price / SF$224.49
Days on Market155
Property Features for 521 E President Clinton Ave #1402
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Great Room, Bedroom 2, Bathroom 2, Bathroom 1
Parking features
Garage
Patio and Porch features
Patio
Interior features
Dry Bar, Washer Connection, Washer-Stays, Dryer Connection-Electric, Dryer-Stays, Water Heater-Electric, Smoke Detector(s), Window Treatments, Walk-In Closet(s), Balcony/Loft, Built-Ins, Wired for Highspeed Inter, Elevator, Kit Counter-Quartz
Exterior features
Covered Patio
Accessibility
Accessible Elevator Installed
Appliances
Built-In Stove, Electric Range, Dishwasher, Disposal, Pantry, Refrigerator-Stays, Ice Maker Connection
Subdivision
CLINTON & SHERMAN HPR
Lot features
Level, River View
Directions
In River Market District above Courtyard By Marriott in the First Security Building at the corner of Pres. Clinton Avenue and Sherman.
Standard status
Active
Size
2,205 SF
Taxes and HOA fees
Tax Year
2024
Tax Description
Sec-Twp-Rng:02-1N-12W
Tax Annual Amount
7936
HOA Fee
$850 Monthly
Legal Description
Sec-Twp-Rng:02-1N-12W
Amenities
wrap around balcony
high ceilings
floor to ceiling windows
FOB access
Courtyard by Marriott for guests
Building Details
Year built
2004
Flooring type
Wood, Tile
Roof type
Flat
Architectural style
Contemporary
Listing Agency:
Capital Sotheby's International Realty
(501) 551-0207
Listed By:
Angela Padgett
(972) 821-7546
Added: Apr 9
Changed: Sep 3
Last Checked: Sep 10 at 5:06AM
MLS# 26013906
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 2,205-square-foot contemporary penthouse occupies the 14th floor of the First Security Building and includes two bedrooms, two bathrooms, high ceilings, and an open living arrangement. Floor-to-ceiling eastern windows bring river views into both bedrooms, the living room, dining area, and kitchen. A wraparound balcony, quartz kitchen counters, wood and tile flooring, built-ins, walk-in closets, and a dry bar add to the residence’s interior and outdoor functionality. The unit was built in 2004 and includes elevator access, electric appliances, washer and dryer connections, and covered patio space.
The property is located at 521 E President Clinton Ave in Little Rock’s River Market District, near restaurants and entertainment. Building entry, elevator access, and floor access are controlled by FOB. One parking space in the gated street-level garage conveys with the sale, and additional spaces may be rented from the city.
The property is located at 521 E President Clinton Ave in Little Rock’s River Market District, near restaurants and entertainment. Building entry, elevator access, and floor access are controlled by FOB. One parking space in the gated street-level garage conveys with the sale, and additional spaces may be rented from the city.
Key Highlights
- 2,205 SF 14th‑floor penthouse with 2 bedrooms and 2 bathrooms
- Wraparound balcony with panoramic river views to the east and south
- Floor‑to‑ceiling windows in both bedrooms, living room, dining area, and kitchen
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
$17,822
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
3.60%
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%
$356,440
$356.4K
Cap Rate 7%
$254,600
$254.6K
Cap Rate 9%
$198,022
$198.0K
Market Conditions
NOI Build-Up for 2,205 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
$34.4K $15.60/SF
− Vacancy
−$2.0K −$0.90/SF
EGI
$32.4K $14.70/SF
− OpEx
−$14.6K −$6.61/SF
NOI
$17.8K $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%
$356,440
Cap Rate 7%
$254,600
Cap Rate 9%
$198,022
Alternative Uses
Best Use
Apartment 5plus
$254.6K
$222.8K – $297.0K
NOI $17,822 @ 7.0% cap · market cap 3.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$400.6K
$350.5K – $467.3K
NOI $28,039 @ 7.0% cap · market cap 5.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
2,881
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - Top-floor condominium with expansive interiors, a wraparound balcony, river views, and controlled building access.
Where is this residential income property located?
The property is located at 521 E President Clinton Ave #1402 Little Rock, AR.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 2,205 SF 14th‑floor penthouse with 2 bedrooms and 2 bathrooms; Wraparound balcony with panoramic river views to the east and south; Floor‑to‑ceiling windows in both bedrooms, living room, dining area, and kitchen
