Fully Occupied
For Sale
$189,900
1423-1425 Stafford Rd, Sherwood, AR 72120
Multi-Family, Traditional, Sherwood, AR
Property Size2,306 SF
Lot Size0.20 Acres
Price / SF$82.35
Days on Market379
Property Features for 1423-1425 Stafford Rd
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-049-00-034-00
Size
2,306 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Blk4Lot8
Tax Annual Amount
1712
Legal Description
Blk4Lot8
Building Details
Year built
1980
Floors in Building
1
Number of units
2
Flooring type
Tile, Carpet - Partial, Vinyl
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 13
Last Checked: Sep 27 at 8:06PM
MLS# 25037165
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 contains 2,306 square feet across two residential units and is reported as fully occupied. Built in 1980, the property includes free-standing stoves, a combination of vinyl, partial carpet, and tile flooring, and a composition roof.
The 0.2-acre property is located at 1423-1425 Stafford Rd in Sherwood, Arkansas, within Pulaski County. Its two-unit layout and existing occupancy provide a straightforward multifamily configuration for residential income ownership.
The 0.2-acre property is located at 1423-1425 Stafford Rd in Sherwood, Arkansas, within Pulaski County. Its two-unit layout and existing occupancy provide a straightforward multifamily configuration for residential income ownership.
Key Highlights
- Two‑unit duplex with 2,306 square feet
- Fully occupied residential property
- 0.2‑acre lot at 1423‑1425 Stafford Rd
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
$17,348
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
9.14%
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%
$346,960
$347.0K
Cap Rate 7%
$247,829
$247.8K
Cap Rate 9%
$192,756
$192.8K
Market Conditions
NOI Build-Up for 2,306 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
$33.5K $14.52/SF
− Vacancy
−$1.9K −$0.84/SF
EGI
$31.5K $13.68/SF
− OpEx
−$14.2K −$6.16/SF
NOI
$17.3K $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%
$346,960
Cap Rate 7%
$247,829
Cap Rate 9%
$192,756
Alternative Uses
Best Use
Multifamily LT 5
$276.8K
$242.2K – $323.0K
NOI $19,379 @ 7.0% cap · market cap 10.20%
Second Best
Apartment 5plus
$247.8K
$216.9K – $289.1K
NOI $17,348 @ 7.0% cap · market cap 9.14%
Theoretical Best
Specialty Retail
$439.9K
$384.9K – $513.2K
NOI $30,791 @ 7.0% cap · market cap 16.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
308
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
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-unit residential property with vinyl, carpet, and tile flooring.
Where is this duplex located?
The property is located at 1423-1425 Stafford Rd Sherwood, AR.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: Two‑unit duplex with 2,306 square feet; Fully occupied residential property; 0.2‑acre lot at 1423‑1425 Stafford Rd
