Two-Unit Duplex
For Sale
$199,000
1415-1417 Stafford, Sherwood, AR 72120
Multi-Family, Traditional, Sherwood, AR
Property Size2,320 SF
Lot Size0.24 Acres
Price / SF$85.78
Days on Market379
Property Features for 1415-1417 Stafford
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Appliances
Free-Standing Stove, Free-Standing Stove
Subdivision
Royal Manor
Lot features
Level
Directions
keihl to Stafford
Standard status
Active
APN
23S-049-00-032-00
Size
2,320 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Blk4Lot6
Tax Annual Amount
1788
Legal Description
Blk4Lot6
Building Details
Year built
1976
Floors in Building
1
Number of units
2
Flooring type
Tile, Carpet - Partial
Roof type
Composition
Architectural style
Other
Listing Agency:
CENTURY 21 Prestige Realty · Century 21 Real Estate
(501) 982-4574
Listed By:
John Belden Sr. · License #PB00068696
(501) 259-0555
Added: Sep 14, 2025
Changed: Sep 12
Last Checked: Sep 27 at 6:06PM
MLS# 25037174
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. 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 property contains 2,320 square feet on a 0.24-acre parcel in Sherwood, Arkansas. The building dates to 1976 and includes partial carpet and tile flooring, along with two listed free-standing stoves. A composition roof completes the primary building improvements.
The property is located at 1415-1417 Stafford in Sherwood, within Pulaski County and ZIP Code 72120-5028. Its two-unit configuration provides a defined multifamily format, while the documented interior finishes and appliance package offer a clear overview of the existing improvements.
The property is located at 1415-1417 Stafford in Sherwood, within Pulaski County and ZIP Code 72120-5028. Its two-unit configuration provides a defined multifamily format, while the documented interior finishes and appliance package offer a clear overview of the existing improvements.
Key Highlights
- Duplex configuration with two residential units
- 2,320 square feet of building area
- 0.24‑acre parcel in Sherwood, AR
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
$17,453
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
8.77%
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%
$349,060
$349.1K
Cap Rate 7%
$249,329
$249.3K
Cap Rate 9%
$193,922
$193.9K
Market Conditions
NOI Build-Up for 2,320 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
$33.7K $14.52/SF
− Vacancy
−$2.0K −$0.84/SF
EGI
$31.7K $13.68/SF
− OpEx
−$14.3K −$6.16/SF
NOI
$17.5K $7.52/SF
Area
Pulaski County, AR
Vacancy
5.80%
Lease Rate
$14.52 /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%
$349,060
Cap Rate 7%
$249,329
Cap Rate 9%
$193,922
Alternative Uses
Best Use
Multifamily LT 5
$278.5K
$243.7K – $325.0K
NOI $19,497 @ 7.0% cap · market cap 9.80%
Second Best
Apartment 5plus
$249.3K
$218.2K – $290.9K
NOI $17,453 @ 7.0% cap · market cap 8.77%
Theoretical Best
Specialty Retail
$442.5K
$387.2K – $516.3K
NOI $30,978 @ 7.0% cap · market cap 15.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
253
Businesses Nearby
Explore this area
Business Placement
Demographics for 72120, AR
34,784
Population
15,216
Households
2.3
Avg Household Size
41
Median Age
35%
College-Educated
95%
High-School Grad
54.2 sq mi
ZIP Area
642
Density / Sq Mi
$75,853
Median Household Income
$48,453
Median Earnings
$1,026
Median Rent
$189,400
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Interior finishes include partial carpet and tile flooring, with free-standing stoves provided for the two-unit layout.
Where is this duplex located?
The property is located at 1415-1417 Stafford Sherwood, AR.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: Duplex configuration with two residential units; 2,320 square feet of building area; 0.24‑acre parcel in Sherwood, AR
