Live-Work Property with C3
For Sale
$269,000
8207 Stagecoach, Little Rock, AR 72210
Combined residential and business use is supported within a 1.11-acre commercial property.
Property Size1,650 SF
Lot Size1.11 Acres
Price / SF$163.03
Days on Market9
Property Features for 8207 Stagecoach
General Information
Standard status
Active
Size
1,650 SF
Lot size
1.11 Acres
Zoning
C3
Taxes and HOA fees
Annual Taxes
$2,766
Listing Agency:
Keller Williams Realty
(501) 993-1973
Listed By:
Cassie Wells · License #EB00047984
(501) 993-1973
Source:
Exprealty
Added: Aug 12
Changed: Aug 19
Last Checked: Aug 19 at 10:59AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This live-work property combines residential occupancy with space for conducting business on-site. The building contains 1,650 SF and is situated on 1.11 acres. C3 zoning supports the property’s commercial classification, while the live-work configuration allows the residence and business functions to operate from the same location.
Located at 8207 Stagecoach in Little Rock, the property requires flood insurance. The address is within ZIP code 72210.
Located at 8207 Stagecoach in Little Rock, the property requires flood insurance. The address is within ZIP code 72210.
Key Highlights
- Live‑work configuration supports residential and business use in one property
- 1,650 SF building on 1.11 acres
- C3 zoning
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
$16,392
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
6.09%
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%
$327,840
$327.8K
Cap Rate 7%
$234,171
$234.2K
Cap Rate 9%
$182,133
$182.1K
Market Conditions
NOI Build-Up for 1,650 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
$29.5K $17.88/SF
− Vacancy
−$3.3K −$1.98/SF
EGI
$26.2K $15.90/SF
− OpEx
−$9.8K −$5.96/SF
NOI
$16.4K $9.93/SF
Area
Little Rock, AR
Vacancy
11.10%
Lease Rate
$17.88 /SF/Yr
Expense Ratio
37.50%
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%
$327,840
Cap Rate 7%
$234,171
Cap Rate 9%
$182,133
Alternative Uses
Best Use
Mixed Use
$234.2K
$204.9K – $273.2K
NOI $16,392 @ 7.0% cap · market cap 6.09%
Second Best
Office B
$224.4K
$196.4K – $261.8K
NOI $15,710 @ 7.0% cap · market cap 5.84%
Theoretical Best
Office A
$299.7K
$262.3K – $349.7K
NOI $20,982 @ 7.0% cap · market cap 7.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Explore this area
Business Placement
Demographics for 72210, AR
16,348
Population
6,876
Households
2.4
Avg Household Size
39
Median Age
35%
College-Educated
94%
High-School Grad
49.5 sq mi
ZIP Area
330
Density / Sq Mi
$65,765
Median Household Income
$44,781
Median Earnings
$954
Median Rent
$227,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Combined residential and business use is supported within a 1.11-acre commercial property.
Where is this live-work space located?
The property is located at 8207 Stagecoach Little Rock, AR.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: Live‑work configuration supports residential and business use in one property; 1,650 SF building on 1.11 acres; C3 zoning
