Corner Residential Income
For Sale
$499,000
521 President Clinton #1206 Avenue, Little Rock, AR 72201
Residential, Contemporary, Little Rock, AR
Property Size1,986 SF
Price / SF$251.26
Days on Market12
Property Features for 521 President Clinton #1206 Avenue
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 2, Laundry Room, Den, Bathroom 1
Parking features
Assigned, Garage
Patio and Porch features
Patio
Interior features
Washer-Stays, Dryer-Stays, Window Treatments
Exterior features
Patio
Fireplace
1
Appliances
Built-In Stove, Microwave, Gas Range, Dishwasher, Disposal, Pantry, Refrigerator-Stays
Subdivision
CLINTON & SHERMAN HPR
Lot features
Level
Directions
On 12th floor of First Security building on President Clinton Ave in the River Market.
Standard status
Active
Size
1,986 SF
Taxes and HOA fees
Tax Description
Lot 1206
Tax Annual Amount
7217
HOA Fee
$812 Monthly
Legal Description
Lot 1206
Amenities
wrap-around balcony
gas fireplace
high ceilings
floor to ceiling windows
full-service hotel
Starbucks
Bar
Building Details
Year built
2004
Flooring type
Vinyl, Tile
Architectural style
Contemporary
Listing Agency:
LPT Realty · RE/MAX International
(501) 291-3841
Listed By:
Annette Hurley · License #SA00061299
(501) 920-9341
Added: Sep 16
Changed: Sep 23
Last Checked: Sep 27 at 10:06PM
MLS# 26037870
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 1,986-square-foot corner condominium is located in a high-rise building and includes two bedrooms, two bathrooms, a separate office, and a gas fireplace. Floor-to-ceiling windows provide Arkansas River and downtown skyline views, while the wrap-around balcony extends the living area outdoors. Luxury vinyl flooring was installed in 8/2026, and the unit also includes tile flooring, a laundry area, window treatments, and a contemporary design. The kitchen is equipped with a built-in stove, gas range, microwave, dishwasher, disposal, pantry, and refrigerator.
Set within Little Rock’s downtown River Market District, the property is positioned near restaurants, entertainment, the Clinton Library, and the East Village area. Building amenities include a full-service hotel on the lower level with Starbucks and a bar. One secured assigned garage parking space is included, with an option to purchase another space.
Set within Little Rock’s downtown River Market District, the property is positioned near restaurants, entertainment, the Clinton Library, and the East Village area. Building amenities include a full-service hotel on the lower level with Starbucks and a bar. One secured assigned garage parking space is included, with an option to purchase another space.
Key Highlights
- 1,986‑square‑foot corner condominium in a high‑rise building
- Two bedrooms, two bathrooms, and a separate office
- Arkansas River and downtown skyline views from every room
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
$16,052
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
3.22%
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%
$321,040
$321.0K
Cap Rate 7%
$229,314
$229.3K
Cap Rate 9%
$178,356
$178.4K
Market Conditions
NOI Build-Up for 1,986 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
$31.0K $15.60/SF
− Vacancy
−$1.8K −$0.90/SF
EGI
$29.2K $14.70/SF
− OpEx
−$13.1K −$6.61/SF
NOI
$16.1K $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%
$321,040
Cap Rate 7%
$229,314
Cap Rate 9%
$178,356
Alternative Uses
Best Use
Apartment 5plus
$229.3K
$200.7K – $267.5K
NOI $16,052 @ 7.0% cap · market cap 3.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$360.8K
$315.7K – $420.9K
NOI $25,254 @ 7.0% cap · market cap 5.06%
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
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
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Frequently Asked Questions
What type of property is this?
Residential income property - High-rise downtown unit with river views, office space, fireplace, and secured parking.
Where is this residential income property located?
The property is located at 521 President Clinton #1206 Avenue Little Rock, AR.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 1,986‑square‑foot corner condominium in a high‑rise building; Two bedrooms, two bathrooms, and a separate office; Arkansas River and downtown skyline views from every room
