11-unit all-studio apartment building on Main Street in downtown Waldron. Offered at $299,000 — $27,182 per unit, right at the comp basis for rural West-Central Arkansas small multifamily. Three of the eleven units are currently leased. The studios rent for $600/month, which is at the floor of Waldron pricing — a comparable studio in town is listed today at $850, and local 1-bedrooms run $600–$900. The play is straightforward: lease up the eight unoccupied units at already-supported rents, then push rents toward the upper end of the market through natural turnover. The location is solid. Main Street, downtown Waldron, the Scott County seat, 50 miles south of Fort Smith on US-71. Walking distance to Walmart, banks, the courthouse, and the school district offices. Two miles from the Tyson Foods Waldron plant — 1,000+ employees and the area's largest employer. Mercy Hospital Waldron, Waldron Nursing Center, and the school district round out the workforce demand. No meaningful new multifamily competition coming into the market. One important note: the seller self-manages and hasn't provided audited financials or twelve months of documented income and expenses. Any income or expense numbers in supplemental materials are broker estimates and should be verified by the buyer through inspection, unit walkthroughs, and any rent records the seller can produce. Sold as-is, where-is. Buyer to confirm measurements, taxes, utilities, and zoning with the appropriate authorities. Showings by appointment. Written offers welcomed.