18-Unit Duplex
For Sale
$2,550,000
100 N 20th VB & 310 Jefferson Alma ST, Van Buren, AR 72956
Multifamily, Van Buren, AR
Property Size17,884 SF
Lot Size1.62 Acres
Price / SF$142.59
Days on Market37
Property Features for 100 N 20th VB & 310 Jefferson Alma ST
General Information
Property type
Residential Multi Family
Property subtype
Other
Subdivision
Vb
Lot features
Level
Directions
For Van Buren: Head North on US-64 E/Alma Blvd, turn right onto N. 20th, Destination will be on your right. For Alma: From the Alma exit (exit 1B) go right, proceed through the red-light, continue straight towards Alma High School,right onto Jefferson.
Standard status
Active
APN
700-08315-000
Size
17,884 SF
Lot size
1.62 Acres
Taxes and HOA fees
Tax Description
PT SW SE
Tax Annual Amount
8764
Legal Description
PT SW SE
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Building Details
Year built
2021
Floors in Building
1
Number of units
18
Flooring type
Laminate, Tile - Ceramic
Roof type
Shingle
Listing Agency:
Keller Williams Platinum Realty · Keller Williams Realty
(479) 434-3000
Listed By:
Laura McLean · License #SA00081842
(479) 434-3000
Added: Jul 20
Changed: Aug 19
Last Checked: Aug 25 at 10:06PM
MLS# 1090520
Copyright © 2026 Western River Valley Board of REALTORS®. 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 duplex-focused multifamily portfolio totals 18 units, featuring five duplexes (10 units) plus two fourplexes (8 units). The duplex portion includes mostly 3-bedroom, 2-bath floor plans, and all of these buildings were built in 2021. The fourplex portion consists of newly updated units. All but 1 unit is tenant occupied, supporting immediate rental revenue.
The portfolio is spread across two locations in Van Buren, AR and Alma, AR, with addresses listed as 100 N 20th and 310 Jefferson, plus a property on Alma St. Interior finishes include ceramic tile and laminate flooring, and the buildings have central electric heating and central air conditioning. Roofs are shingle.
Set up for low-maintenance ownership, this package combines newer construction with updated units and includes tenant parking for the fourplex portion, creating an organized mix within a single acquisition.
The portfolio is spread across two locations in Van Buren, AR and Alma, AR, with addresses listed as 100 N 20th and 310 Jefferson, plus a property on Alma St. Interior finishes include ceramic tile and laminate flooring, and the buildings have central electric heating and central air conditioning. Roofs are shingle.
Set up for low-maintenance ownership, this package combines newer construction with updated units and includes tenant parking for the fourplex portion, creating an organized mix within a single acquisition.
Key Highlights
- Portfolio totals 18 units across five duplexes (10 units) and two fourplexes (8 units)
- All but 1 unit is tenant occupied
- Duplex portion includes mostly 3‑bedroom, 2‑bath floor plans
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
$119,443
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
4.68%
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%
$2,388,860
$2.4M
Cap Rate 7%
$1,706,329
$1.7M
Cap Rate 9%
$1,327,144
$1.3M
Market Conditions
NOI Build-Up for 17,884 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
$182.4K $10.20/SF
− Vacancy
−$11.8K −$0.66/SF
EGI
$170.6K $9.54/SF
− OpEx
−$51.2K −$2.86/SF
NOI
$119.4K $6.68/SF
Area
Crawford County, AR
Vacancy
6.46%
Lease Rate
$10.20 /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%
$2,388,860
Cap Rate 7%
$1,706,329
Cap Rate 9%
$1,327,144
Alternative Uses
Best Use
Multifamily LT 5
$1.71M
$1.49M – $1.99M
NOI $119,443 @ 7.0% cap · market cap 4.68%
Second Best
Apartment 5plus
$1.57M
$1.38M – $1.83M
NOI $110,008 @ 7.0% cap · market cap 4.31%
Theoretical Best
Office A
$3.43M
$3.00M – $4.00M
NOI $240,018 @ 7.0% cap · market cap 9.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18
Residential units
Location Intelligence
Trade Area within ½ mile
517
Businesses Nearby
Explore this area
Business Placement
Demographics for 72956, AR
33,870
Population
14,119
Households
2.4
Avg Household Size
39
Median Age
19%
College-Educated
87%
High-School Grad
103.8 sq mi
ZIP Area
326
Density / Sq Mi
$60,387
Median Household Income
$33,894
Median Earnings
$825
Median Rent
$177,100
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?
Duplex - Duplex-focused rental portfolio with central electric HVAC, ceramic tile and laminate flooring, and tenant-occupied units.
Where is this duplex located?
The property is located at 100 N 20th VB & 310 Jefferson Alma ST Van Buren, AR.
What is the asking price?
The asking price for this property is $2,550,000.
What are key features of this property?
This property features: Portfolio totals 18 units across five duplexes (10 units) and two fourplexes (8 units); All but 1 unit is tenant occupied; Duplex portion includes mostly 3‑bedroom, 2‑bath floor plans
