High-Rise Condo with Private
For Sale
Under Contract
$525,000
521 President Clinton Avenue, Little Rock, AR 72201
CONDOS - Little Rock, AR
Property Size1,948 SF
Price / SF$269.51
Days on Market45
Property Features for 521 President Clinton Avenue
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 2, Bedroom 1, Bathroom 2, Office
Parking features
Garage, Assigned
Patio and Porch features
Patio
Interior features
Washer Connection, Washer-Stays, Dryer Connection-Electric, Dryer-Stays, Water Heater-Gas, Whirlpool/Hot Tub/Spa, Smoke Detector(s), Window Treatments, Walk-In Closet(s), Balcony/Loft, Ceiling Fan(s), Walk-in Shower, Elevator, Kit Counter- Granite Slab
Exterior features
Covered Patio
Accessibility
Accessible Elevator Installed
Appliances
Built-In Stove, Microwave, Gas Range, Dishwasher, Disposal, Pantry, Refrigerator-Stays, Ice Maker Connection
Subdivision
Metes & Bounds
Lot features
River View, Near Bus Stop
Directions
13th Floor of the First Security Building on President Clinton Avenue in the River Market.
Standard status
Active Under Contract
Size
1,948 SF
Taxes and HOA fees
Tax Description
1306
Tax Annual Amount
7092
HOA Fee
$796 Monthly
Legal Description
1306
Amenities
full-service hotel
Starbucks
bar
private executive meeting room
private balcony
walk-in pantry
hydro system tub
remote blinds
surround sound
TV
built-in custom wood cabinets
secure gated parking
FOB access
Building Details
Year built
2004
Flooring type
Tile
Roof type
Flat
Architectural style
Contemporary
Listing Agency:
Adkins & Associates Real Estate
(501) 224-3900
Listed By:
Sharon Adkins
(501) 517-0509
Added: Jun 30
Changed: Aug 10
Last Checked: Aug 13 at 3:06AM
MLS# 26026327
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 1,948-square-foot corner condominium was built in 2004 with a contemporary design and two bedrooms, two full bathrooms, and a separate den or office that can be closed off with pocket doors. The residence includes a granite-slab kitchen counter, gas range, built-in stove, dishwasher, refrigerator, pantry, walk-in closet, tile flooring, and a primary bathroom with a whirlpool tub and walk-in shower. A covered patio provides private outdoor space, while remote blinds, built-in cabinetry, televisions, and surround sound convey with the unit.
The home is located at 521 President Clinton Avenue in Little Rock's River Market District, within walking distance of restaurants, entertainment, the Clinton Library, and the Arkansas River amphitheater. The building includes a lower-level hotel, Starbucks, a bar, and a private executive meeting room. Two reserved parking spaces are provided, with additional guest parking nearby.
Building access is controlled through FOB entry for the building, elevators, and individual floor, along with gated parking and five security checkpoints.
The home is located at 521 President Clinton Avenue in Little Rock's River Market District, within walking distance of restaurants, entertainment, the Clinton Library, and the Arkansas River amphitheater. The building includes a lower-level hotel, Starbucks, a bar, and a private executive meeting room. Two reserved parking spaces are provided, with additional guest parking nearby.
Building access is controlled through FOB entry for the building, elevators, and individual floor, along with gated parking and five security checkpoints.
Key Highlights
- 1,948‑square‑foot corner condominium with two bedrooms, two bathrooms, and a separate den or office
- Private balcony with views toward the Arkansas River and amphitheater
- Two reserved parking spaces plus nearby guest parking
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
$15,744
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
3.00%
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%
$314,880
$314.9K
Cap Rate 7%
$224,914
$224.9K
Cap Rate 9%
$174,933
$174.9K
Market Conditions
NOI Build-Up for 1,948 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
$30.4K $15.60/SF
− Vacancy
−$1.8K −$0.90/SF
EGI
$28.6K $14.70/SF
− OpEx
−$12.9K −$6.61/SF
NOI
$15.7K $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%
$314,880
Cap Rate 7%
$224,914
Cap Rate 9%
$174,933
Alternative Uses
Best Use
Apartment 5plus
$224.9K
$196.8K – $262.4K
NOI $15,744 @ 7.0% cap · market cap 3.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$353.9K
$309.6K – $412.9K
NOI $24,771 @ 7.0% cap · market cap 4.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Corner residence features a flexible den, walk-in pantry, and assigned garage parking.
Where is this residential income property located?
The property is located at 521 President Clinton Avenue Little Rock, AR.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 1,948‑square‑foot corner condominium with two bedrooms, two bathrooms, and a separate den or office; Private balcony with views toward the Arkansas River and amphitheater; Two reserved parking spaces plus nearby guest parking
