Central Arkansas, 5 to 50 units

Little Rock building under 50 units? The big funds pass. I don't.

Cash offer in 14 days.

Older building, deferred maintenance, a few empty units. I buy it as-is so you do not have to fund the next round of repairs.

14 days is the aim for a written cash offer after I walk the building. Closing is a separate day at Lenders Title in Jonesboro. I am in Arkansas about a week each month.

5 to 50 units
Under 50, the size the big funds skip.
As-is
Tenants can stay. You do not fix it first.
You talk to Rusty
One number. Not a call center.
Lenders Title
Closings in Jonesboro, on your date.

The next big check is coming due

Small apartment buildings around Little Rock and North Little Rock tend to hit the same wall. The building was fine for years, and then the big-ticket items all come due together: roofs, HVAC, plumbing, parking lots, siding. Each one is a five-figure decision, and you are the one writing the checks.

Add a couple of vacant units that need full turns, a tenant or two who are behind, and insurance that keeps climbing, and the building that used to fund your plans is now running them.

Too big to babysit, too small to get attention

Big institutional buyers usually want larger, stabilized complexes. A 10-unit building with two empty units and a tired roof does not fit their box. Listing with a commercial broker can work, but it means pulling together a clean rent roll and trailing 12 months, waiting on a buyer's lender, and hoping the appraisal holds.

I buy 5 to 50 unit buildings the way they are today.

What as-is means for your building

No capital improvements before closing
No unit turns
No evicting anyone first
No cleaned-up offering package
Below-market rents and messy records are fine

I price it in, explain the number, and take on the risk.

Is this you?

This page is for owners of Little Rock-area apartment buildings with 5 to 50 units, including North Little Rock, Sherwood, and Maumelle. I am not buying single houses, duplexes, or fourplexes in central Arkansas. If that is what you own, a local house buyer is a better fit. If you own 5 to 50 units, let's talk.

Who is buying

I am Rusty Rueckert, and Arkansas Apartment Buyers is my business. The business is based in Jonesboro. I do not live in Arkansas full-time. I work this market about a week each month. I own and operate more than 70 rental doors, mostly single-family homes with some duplexes and a triplex. A rough rent roll does not scare me. Call (870) 486-8141 and you get me.

Cash sale vs listing it

A broker listing can make sense if the building is stabilized and you can wait. A lot of 5 to 50 unit buildings are not in that shape. Here is the trade, without invented counts.

Cash offer compared with listing an Arkansas apartment building
	Sell to me for cash	List with a broker
Who buys	I do, with cash.	A buyer who still needs a loan.
Time to an offer	I aim for a written cash offer in 14 days after I walk the building.	Showings, then a lender and an appraisal.
Condition	As-is. No repairs, no unit turns, no clean-up package.	Often a repair list before the building shows well.
Commission	None to me. I am the buyer.	A broker commission.
Tenants	They can stay. Leases and deposits transfer at closing.	Showings, and a buyer who may want it vacant.
Paperwork	Whatever you have. A shoebox and bank deposits are enough to start.	A clean rent roll and trailing 12 months.
Closing costs	On the statement from Lenders Title. I do not promise who pays them.	Negotiated in the purchase contract.
Where you close	Lenders Title in Jonesboro, on a date that works for you.	Wherever the buyer's side and the listing arrange.

Who buys

Cash sale: I do, with cash.

Listing: A buyer who still needs a loan.

Time to an offer

Cash sale: I aim for a written cash offer in 14 days after I walk the building.

Listing: Showings, then a lender and an appraisal.

Condition

Cash sale: As-is. No repairs, no unit turns, no clean-up package.

Listing: Often a repair list before the building shows well.

Commission

Cash sale: None to me. I am the buyer.

Listing: A broker commission.

Tenants

Cash sale: They can stay. Leases and deposits transfer at closing.

Listing: Showings, and a buyer who may want it vacant.

Paperwork

Cash sale: Whatever you have. A shoebox and bank deposits are enough to start.

Listing: A clean rent roll and trailing 12 months.

Closing costs

Cash sale: On the statement from Lenders Title. I do not promise who pays them.

Listing: Negotiated in the purchase contract.

Where you close

Cash sale: Lenders Title in Jonesboro, on a date that works for you.

Listing: Wherever the buyer's side and the listing arrange.

What happens next

Three steps. You pick the closing date. I am in Arkansas about a week each month, and that is when I walk the building.

01
Send the basics
Name, phone, email, address, and number of units.
02
I review the building and walk it
I am in Arkansas about a week each month. I walk it on that trip, then I make a cash offer with the reasoning laid out.
03
We close at Lenders Title
The closing is at Lenders Title in Jonesboro, on your date. I do not keep a Little Rock office.

Little Rock questions

Central Arkansas, 5 to 50 units.

Do you buy apartment buildings in North Little Rock, Sherwood, or Maumelle?

Yes, if the building has 5 to 50 units.

Do you buy duplexes or fourplexes in Little Rock?

No. In central Arkansas I only buy 5 to 50 unit buildings.

My building is mostly occupied but rents are low. Does that work?

Yes. Low rents are part of what I price in.

Where do we close a Little Rock building?

At Lenders Title in Jonesboro, on a date that works for you. I do not have a Little Rock office. I walk the building on a week I am in Arkansas, about one week each month.

Arkansas Apartment Buyers

Own 5 to 50 units in Little Rock? Call me.

Call or text Rusty, or send the short form. We buy 5 to 50 unit apartment buildings anywhere in Arkansas.

Call (870) 486-8141 Send the form