Craftsman Duplex with Ensuite
For Sale
$650,000
1365 #1- #2 S Duncan Avenue, Fayetteville, AR 72701
Residential, Fayetteville, AR
Property Size2,580 SF
Lot Size0.11 Acres
Price / SF$251.94
Days on Market235
Property Features for 1365 #1- #2 S Duncan Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Patio and Porch features
Porch
Exterior features
ConcreteDriveway
Appliances
CounterTop, Dryer, Dishwasher, Disposal, GasOven, GasRange, GasWaterHeater, Refrigerator, RangeHood, TanklessWaterHeater, Washer
Subdivision
Fayetteville Outlots
Lot features
Central Business District, Near Park, Subdivision
Directions
Head South on 71B, turn right onto AR-16/W 15th St, turn Right onto S Duncan Ave. Property on the right.
Standard status
Active
APN
765-14970-001
Size
2,580 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Description
PT LOT 27 0.11 AC FURTHER DESCRIBED IN 2019-20870 AS: PART OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 21, TOWNSHIP 16 NORTH, RANGE 30 WEST, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A P
Tax Annual Amount
695
Legal Description
PT LOT 27 0.11 AC FURTHER DESCRIBED IN 2019-20870 AS: PART OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 21, TOWNSHIP 16 NORTH, RANGE 30 WEST, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A P
Utilities
Heating system
Natural Gas, Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2022
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Tile
Building materials
Brick, Concrete
Roof type
Shingle
Architectural style
Craftsman
Listing Agency:
Arkansas Real Estate Group Fayetteville
(479) 318-0433
Listed By:
Zachary Stanley · License #SA00087858
(479) 466-7600
Added: Feb 3
Changed: Sep 12
Last Checked: Sep 26 at 3:06PM
MLS# 1334564
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 Craftsman-style duplex contains 2,580 square feet on a 0.11-acre lot, with construction completed in 2022. Both residences feature open-plan interiors, contemporary kitchens equipped with gas ranges, open shelving, pantries, and dedicated bedroom ensuite bathrooms. Each side also includes a downstairs half bath for visitors.
The property is located on South Duncan Avenue in Fayetteville, near the University of Arkansas and within minutes of restaurants, shopping, and trails. Concrete construction, vinyl and tile flooring, central heating and cooling, public water, shingle roofing, porches, and a concrete driveway are among the recorded improvements and features.
The property is located on South Duncan Avenue in Fayetteville, near the University of Arkansas and within minutes of restaurants, shopping, and trails. Concrete construction, vinyl and tile flooring, central heating and cooling, public water, shingle roofing, porches, and a concrete driveway are among the recorded improvements and features.
Key Highlights
- Duplex completed in 2022 with 2,580 square feet
- 0.11‑acre lot with concrete driveway
- Each side includes an open floor plan and modern kitchen
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
$23,218
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
3.57%
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%
$464,360
$464.4K
Cap Rate 7%
$331,686
$331.7K
Cap Rate 9%
$257,978
$258.0K
Market Conditions
NOI Build-Up for 2,580 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
$35.6K $13.80/SF
− Vacancy
−$2.4K −$0.94/SF
EGI
$33.2K $12.86/SF
− OpEx
−$10.0K −$3.86/SF
NOI
$23.2K $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%
$464,360
Cap Rate 7%
$331,686
Cap Rate 9%
$257,978
Alternative Uses
Best Use
Multifamily LT 5
$331.7K
$290.2K – $387.0K
NOI $23,218 @ 7.0% cap · market cap 3.57%
Second Best
Apartment 5plus
$293.5K
$256.8K – $342.4K
NOI $20,543 @ 7.0% cap · market cap 3.16%
Theoretical Best
Office A
$692.5K
$606.0K – $807.9K
NOI $48,476 @ 7.0% cap · market cap 7.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
450
Businesses Nearby
Explore this area
Business Placement
Demographics for 72701, AR
48,269
Population
20,057
Households
2.4
Avg Household Size
28
Median Age
42%
College-Educated
93%
High-School Grad
126.0 sq mi
ZIP Area
383
Density / Sq Mi
$50,413
Median Household Income
$27,305
Median Earnings
$973
Median Rent
$323,900
Median Home Value
Check the figures for this property
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?
Duplex - Two connected residences offer open layouts, modern kitchens, private bedroom baths, and a guest powder room.
Where is this duplex located?
The property is located at 1365 #1- #2 S Duncan Avenue Fayetteville, AR.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Duplex completed in 2022 with 2,580 square feet; 0.11‑acre lot with concrete driveway; Each side includes an open floor plan and modern kitchen
