Townhome Quadplex with
New
For Sale
$530,000
9-12 Edgehill Cove, Maumelle, AR 72113
Four attached residences feature updated lower-level flooring, bedroom carpeting, private outdoor areas, and street-facing balconies.
Property Size4,376 SF
Price / SF$121.12
Days on Market2
Property Features for 9-12 Edgehill Cove
General Information
Standard status
Active
Size
4,376 SF
Property subtype
Multi-family
Listing Agency:
River Rock Realty Company
(501) 353-2504
Listed By:
Jamie Hoffman
(501) 232-8964
Source:
Arprorealty
Added: Sep 11
Last Checked: Sep 11 at 2:56PM
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 River Rock Realty Company
Investment Insights
Based on property information with market context.
This quadplex comprises four attached townhome-style residences at 9-12 Edgehill Cove. Interior finishes include luxury vinyl flooring on the lower level and carpet in the bedrooms. Each residence includes a private patio area, while balconies overlook the street. The property is located in Maumelle, Arkansas, with access to the greater Little Rock area.
The roof is identified as newer and in good shape. Heating and cooling equipment includes condensers dating to 2009 and furnaces dating to 2010. Water-heater ages vary by residence: unit 9 has a 2024 water heater, unit 10 has a 2008 model, unit 11 has a 2022 model, and unit 12 has a 2005 model. Showings require 24-hour notice.
The roof is identified as newer and in good shape. Heating and cooling equipment includes condensers dating to 2009 and furnaces dating to 2010. Water-heater ages vary by residence: unit 9 has a 2024 water heater, unit 10 has a 2008 model, unit 11 has a 2022 model, and unit 12 has a 2005 model. Showings require 24-hour notice.
Key Highlights
- Four‑unit townhome‑style quadplex at 9‑12 Edgehill Cove
- Luxury vinyl flooring downstairs with carpet in the bedrooms
- Private patio areas and street‑facing balconies
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
$36,775
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
6.94%
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%
$735,500
$735.5K
Cap Rate 7%
$525,357
$525.4K
Cap Rate 9%
$408,611
$408.6K
Market Conditions
NOI Build-Up for 4,376 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
$56.2K $12.84/SF
− Vacancy
−$3.7K −$0.83/SF
EGI
$52.5K $12.01/SF
− OpEx
−$15.8K −$3.60/SF
NOI
$36.8K $8.40/SF
Area
Pulaski County, AR
Vacancy
6.50%
Lease Rate
$12.84 /SF/Yr
Expense Ratio
30.00%
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%
$735,500
Cap Rate 7%
$525,357
Cap Rate 9%
$408,611
Alternative Uses
Best Use
Multifamily LT 5
$525.4K
$459.7K – $612.9K
NOI $36,775 @ 7.0% cap · market cap 6.94%
Second Best
Apartment 5plus
$470.3K
$411.5K – $548.7K
NOI $32,920 @ 7.0% cap · market cap 6.21%
Theoretical Best
Specialty Retail
$834.7K
$730.4K – $973.9K
NOI $58,431 @ 7.0% cap · market cap 11.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
262
Businesses Nearby
Explore this area
Business Placement
Demographics for 72113, AR
25,930
Population
12,260
Households
2.1
Avg Household Size
38
Median Age
46%
College-Educated
96%
High-School Grad
26.3 sq mi
ZIP Area
986
Density / Sq Mi
$72,054
Median Household Income
$46,212
Median Earnings
$1,084
Median Rent
$275,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four attached residences feature updated lower-level flooring, bedroom carpeting, private outdoor areas, and street-facing balconies.
Where is this quadplex located?
The property is located at 9-12 Edgehill Cove Maumelle, AR.
What is the asking price?
The asking price for this property is $530,000.
What are key features of this property?
This property features: Four‑unit townhome‑style quadplex at 9‑12 Edgehill Cove; Luxury vinyl flooring downstairs with carpet in the bedrooms; Private patio areas and street‑facing balconies
