Ground-Level Residential Income
New
For Sale
$165,000
816 N Street#20, Little Rock, AR 72201
Residential, Traditional, Little Rock, AR
Property Size921 SF
Price / SF$179.15
Days on Market5
Property Features for 816 N Street#20
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Laundry Room, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2
Patio and Porch features
Patio
Interior features
Washer Connection, Washer-Stays, Dryer Connection-Electric, Dryer-Stays, Smoke Detector(s), Window Treatments, Walk-In Closet(s), Ceiling Fan(s)
Exterior features
Patio, Fully Fenced, Outside Storage Area
Fencing
Full
Appliances
Built-In Stove, Microwave, Electric Range, Dishwasher, Disposal, Refrigerator-Stays, Ice Maker Connection
Subdivision
THE CLIFFS HPR
Lot features
Level, In Subdivision, River/ Lake Area
Directions
LaHarpe north on State to North St (Behind Bank of Little Rock)
Standard status
Active
Size
921 SF
Taxes and HOA fees
Tax Description
Unit 20
Tax Annual Amount
1852
HOA Fee
$297 Monthly
Legal Description
Unit 20
Amenities
pool
gathering room
fitness room
direct access to riverfront trails
gated parking
Building Details
Year built
1999
Floors in Building
1
Flooring type
Carpet, Tile, Vinyl
Roof type
Composition
Architectural style
Other
Additional Structures
Storage
Listing Agency:
Janet Jones Company
(501) 224-3201
Listed By:
Catherine Langley
(501) 230-3287
Added: Aug 19
Last Checked: Aug 23 at 7:06PM
MLS# 26033910
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 921-square-foot ground-level condominium at 816 N Street #20 provides a two-bedroom, two-bath layout with an open central living area and a kitchen positioned beside the dining space. The split-bedroom arrangement places the primary suite apart from the guest bedroom, and the primary includes a walk-in closet and updated bathroom with additional storage. A laundry room, patio, full fencing, outside storage, and a composition roof add to the physical features. The unit includes a refrigerator, washing machine, and dryer, along with built-in and electric cooking appliances, microwave, dishwasher, disposal, and ice maker connection.
The Cliffs is situated along the Arkansas River and provides gated parking, a pool, gathering room, fitness room, and direct access to riverfront trails. The property is within walking distance of the River Market District and Downtown Little Rock, with interstate access a short drive away. The HVAC is 5 years old, and the water heater is 4 years old.
The Cliffs is situated along the Arkansas River and provides gated parking, a pool, gathering room, fitness room, and direct access to riverfront trails. The property is within walking distance of the River Market District and Downtown Little Rock, with interstate access a short drive away. The HVAC is 5 years old, and the water heater is 4 years old.
Key Highlights
- 921 square feet with a two‑bedroom, two‑bath floor plan
- Ground‑level condominium with open living, kitchen, and dining arrangement
- Primary suite includes a walk‑in closet and updated 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
$7,444
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
4.51%
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%
$148,880
$148.9K
Cap Rate 7%
$106,343
$106.3K
Cap Rate 9%
$82,711
$82.7K
Market Conditions
NOI Build-Up for 921 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 $15.60/SF
− Vacancy
−$833 −$0.90/SF
EGI
$13.5K $14.70/SF
− OpEx
−$6.1K −$6.61/SF
NOI
$7.4K $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%
$148,880
Cap Rate 7%
$106,343
Cap Rate 9%
$82,711
Alternative Uses
Best Use
Apartment 5plus
$106.3K
$93.1K – $124.1K
NOI $7,444 @ 7.0% cap · market cap 4.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$167.3K
$146.4K – $195.2K
NOI $11,712 @ 7.0% cap · market cap 7.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,250
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 - Open-plan two-bedroom condo with gated parking, riverfront trails, and community amenities near downtown Little Rock.
Where is this residential income property located?
The property is located at 816 N Street#20 Little Rock, AR.
What is the asking price?
The asking price for this property is $165,000.
What are key features of this property?
This property features: 921 square feet with a two‑bedroom, two‑bath floor plan; Ground‑level condominium with open living, kitchen, and dining arrangement; Primary suite includes a walk‑in closet and updated bathroom
