Eight-Unit Duplex Apartment
For Sale
$680,000
1005-1019 N 13th ST, Van Buren, AR 72956
Multifamily, Traditional, Van Buren, AR
Property Size7,412 SF
Lot Size1.66 Acres
Price / SF$91.74
Days on Market208
Property Features for 1005-1019 N 13th ST
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
16
Rooms
Bedroom 2, Bedroom 13, Bedroom 15, Bedroom 1, Bedroom 9, Bedroom 14, Bedroom 6, Bedroom 12, Bedroom 5, Bedroom 4, Bedroom 16, Bedroom 11, Bedroom 10, Bedroom 7, Bedroom 8, Bedroom 3
Parking features
Carport
Appliances
Convectional, Dishwasher, Dryer, Garbage Disposal, Oven, Range, Refrigerator
Subdivision
VB Acreage 19-9-31
Lot features
Cleared, Corner, Cul-De-Sac, Level
Elementary school
Van Buren
Middle school
Van Buren
High school
Van Buren
Elementary school district
Van Buren
Middle school district
Van Buren
High school district
Van Buren
Directions
From the intersection of I540 & Hwy 64, go west on Hwy 64 0.1 mi, then turn right on Alma Blvd, go west on Alma Blvd 0.7 mi, turn north onto N 20th street for 0.3 mi, turn left onto Parkview St and go 0.4 miles.
Standard status
Active
APN
700-08151-000
Size
7,412 SF
Lot size
1.66 Acres
Taxes and HOA fees
Tax Description
S-T-R: 19-09-31;PT S/2 NW NW
Tax Annual Amount
4668
Legal Description
S-T-R: 19-09-31;PT S/2 NW NW
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Building Details
Year built
1987
Floors in Building
1
Number of units
8
Flooring type
Tile - Ceramic, Carpet
Roof type
Shingle
Architectural style
Other
Listing Agency:
Keller Williams Platinum Realty · Keller Williams Realty
(479) 434-3000
Listed By:
Cheryl Garner · License #SA00083287
(479) 439-3000
Added: Feb 14
Changed: Sep 4
Last Checked: Sep 10 at 2:06PM
MLS# 1087060
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 apartment property contains eight duplex units totaling 7,412 square feet on 1.66 acres. Each unit offers two bedrooms and 1.5 baths, with open living arrangements, ceramic tile and carpet flooring, neutral interior finishes, and a full appliance package including refrigerators, ranges, ovens, dishwashers, dryers, and garbage disposals. Central electric heating and cooling serve the units, while carports provide covered parking. Shingle roofs are reported in good condition, and the property was built in 1987.
The property adjoins Van Buren City Park and sits near Van Buren High School and the Boys & Girls Club. Its tree-surrounded setting provides a quieter residential environment, with access to the Van Buren Industrial Park also identified in the property information. All eight duplex units are fully leased, providing an established occupancy profile.
The property adjoins Van Buren City Park and sits near Van Buren High School and the Boys & Girls Club. Its tree-surrounded setting provides a quieter residential environment, with access to the Van Buren Industrial Park also identified in the property information. All eight duplex units are fully leased, providing an established occupancy profile.
Key Highlights
- Eight duplex units with two bedrooms and 1.5 baths per unit
- 7,412 square feet situated on 1.66 acres
- Fully leased with an established tenant base
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
$45,593
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
6.70%
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%
$911,860
$911.9K
Cap Rate 7%
$651,329
$651.3K
Cap Rate 9%
$506,589
$506.6K
Market Conditions
NOI Build-Up for 7,412 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
$88.9K $12.00/SF
− Vacancy
−$6.0K −$0.82/SF
EGI
$82.9K $11.18/SF
− OpEx
−$37.3K −$5.03/SF
NOI
$45.6K $6.15/SF
Area
Crawford County, AR
Vacancy
6.80%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
45.00%
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%
$911,860
Cap Rate 7%
$651,329
Cap Rate 9%
$506,589
Alternative Uses
Best Use
Apartment 5plus
$651.3K
$569.9K – $759.9K
NOI $45,593 @ 7.0% cap · market cap 6.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.42M
$1.24M – $1.66M
NOI $99,475 @ 7.0% cap · market cap 14.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
8
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
219
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Apartment building - Fully leased duplex community with carport parking and included kitchen appliances.
Where is this apartment building located?
The property is located at 1005-1019 N 13th ST Van Buren, AR.
What is the asking price?
The asking price for this property is $680,000.
What are key features of this property?
This property features: Eight duplex units with two bedrooms and 1.5 baths per unit; 7,412 square feet situated on 1.66 acres; Fully leased with an established tenant base
