Brick Duplex with Two
New
For Sale
$350,000
1209 Carlsbad Trace, Fayetteville, AR 72704
Residential, Fayetteville, AR
Property Size1,763 SF
Lot Size0.23 Acres
Price / SF$198.53
Days on Market2
Property Features for 1209 Carlsbad Trace
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Exterior features
ConcreteDriveway
Fireplace
1
Appliances
GasWaterHeater
Subdivision
Northwest Acres Estates Ph I
Lot features
Level, Subdivision
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
Take I-49 toward Fayetteville.Exit toward W Wedington Dr.Head west/east on Wedington depending on your direction of travel.Turn onto the neighborhood streets leading toward N Carlsbad Trace. Continue to 1209 N Carlsbad Trace.
Standard status
Active
APN
765-08880-000
Size
1,763 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Description
LOT 2 BLOCK G
Tax Annual Amount
1952
Legal Description
LOT 2 BLOCK G
Utilities
Heating system
Central, Natural Gas
Cooling system
Electric
Building Details
Year built
1981
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Building materials
Brick
Roof type
Shingle
Listing Agency:
PAK Home Realty
(479) 278-7146
Listed By:
Abdi Jaimes-Reyes · License #SA00074400
(479) 502-0271
Added: Sep 14
Last Checked: Sep 15 at 2:06PM
MLS# 1362047
Copyright © 2026 ArkansasONE MLS. 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 1,763-square-foot duplex contains two 2-bedroom, 1-bath units on a 0.23-acre parcel. Built in 1981, the property features brick construction, vinyl flooring, a shingle roof, and a concrete driveway. Central heating uses natural gas, while cooling is electric; a gas water heater and fireplace are also included.
The property is in Fayetteville near I-49, Wedington, the University of Arkansas, shopping, dining, parks, and trails. Its two-unit configuration supports rental use or an owner-occupant arrangement with an additional residence on site.
The property is in Fayetteville near I-49, Wedington, the University of Arkansas, shopping, dining, parks, and trails. Its two-unit configuration supports rental use or an owner-occupant arrangement with an additional residence on site.
Key Highlights
- Two 2‑bedroom, 1‑bath units
- 1,763 square feet on 0.23 acres
- Brick duplex built in 1981
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
$15,866
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
4.53%
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%
$317,320
$317.3K
Cap Rate 7%
$226,657
$226.7K
Cap Rate 9%
$176,289
$176.3K
Market Conditions
NOI Build-Up for 1,763 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
$24.3K $13.80/SF
− Vacancy
−$1.7K −$0.94/SF
EGI
$22.7K $12.86/SF
− OpEx
−$6.8K −$3.86/SF
NOI
$15.9K $9.00/SF
Area
Washington County, AR
Vacancy
6.84%
Lease Rate
$13.80 /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%
$317,320
Cap Rate 7%
$226,657
Cap Rate 9%
$176,289
Alternative Uses
Best Use
Multifamily LT 5
$226.7K
$198.3K – $264.4K
NOI $15,866 @ 7.0% cap · market cap 4.53%
Second Best
Apartment 5plus
$200.5K
$175.5K – $234.0K
NOI $14,037 @ 7.0% cap · market cap 4.01%
Theoretical Best
Office A
$473.2K
$414.1K – $552.1K
NOI $33,125 @ 7.0% cap · market cap 9.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
150
Businesses Nearby
Explore this area
Business Placement
Demographics for 72704, AR
31,145
Population
14,098
Households
2.2
Avg Household Size
31
Median Age
55%
College-Educated
96%
High-School Grad
77.0 sq mi
ZIP Area
404
Density / Sq Mi
$88,991
Median Household Income
$51,341
Median Earnings
$1,163
Median Rent
$301,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Two residential units offer rental income and owner-occupant flexibility.
Where is this duplex located?
The property is located at 1209 Carlsbad Trace Fayetteville, AR.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units; 1,763 square feet on 0.23 acres; Brick duplex built in 1981
