Tenant-Occupied
For Sale
$189,900
1501 Stafford Rd, Sherwood, AR 72120
Multi-Family, Traditional, Sherwood, AR
Property Size2,304 SF
Lot Size0.20 Acres
Price / SF$82.42
Days on Market410
Property Features for 1501 Stafford Rd
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Interior features
Washer Connection, Dryer Connection-Electric, Fan - Ceiling
Appliances
Free-Standing Stove, Electric Range, Dishwasher, Free-Standing Stove, Electric Range, Dishwasher
Subdivision
Royal Manor
Lot features
Sloped
Directions
From Kiehl Ave, Turn onto Pennwood Dr Turn Left onto Club Rd, then a Right onto Club Ln Turn Left onto Windchime, which turns into Pembrooke Left onto Stafford Last Duplex on the Left
Standard status
Active
APN
23S-049-00-035-00
Size
2,304 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
4/9
Tax Annual Amount
1788
Legal Description
4/9
Building Details
Year built
1980
Floors in Building
1
Number of units
2
Flooring type
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: Aug 14, 2025
Changed: Sep 13
Last Checked: Sep 27 at 8:06PM
MLS# 25032451
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 2,304-square-foot duplex, built in 1980, contains two residential units with matching three-bedroom, one-bath layouts. Interior features include washer and dryer connections and ceiling fans, while each unit is equipped with a free-standing stove, electric range, and dishwasher. Flooring includes vinyl and partial carpeting, and the property has a composition roof.
Both sides are currently tenant occupied. Property access requires 24-hour notice and tenant approval, and the sale is offered in its existing as-is, where-is condition. The duplex sits on a 0.2-acre parcel in Sherwood, Arkansas.
Both sides are currently tenant occupied. Property access requires 24-hour notice and tenant approval, and the sale is offered in its existing as-is, where-is condition. The duplex sits on a 0.2-acre parcel in Sherwood, Arkansas.
Key Highlights
- Two‑unit duplex with 2,304 square feet of property size
- Both units feature 3 bedrooms and 1 bathroom
- Both sides are tenant occupied
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
$17,333
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
9.13%
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%
$346,660
$346.7K
Cap Rate 7%
$247,614
$247.6K
Cap Rate 9%
$192,589
$192.6K
Market Conditions
NOI Build-Up for 2,304 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%
$346,660
Cap Rate 7%
$247,614
Cap Rate 9%
$192,589
Alternative Uses
Best Use
Multifamily LT 5
$276.6K
$242.0K – $322.7K
NOI $19,362 @ 7.0% cap · market cap 10.20%
Second Best
Apartment 5plus
$247.6K
$216.7K – $288.9K
NOI $17,333 @ 7.0% cap · market cap 9.13%
Theoretical Best
Specialty Retail
$439.5K
$384.6K – $512.7K
NOI $30,764 @ 7.0% cap · market cap 16.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
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
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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 - Two tenant-occupied units each offer three bedrooms, one bathroom, and established residential functionality.
Where is this duplex located?
The property is located at 1501 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 2,304 square feet of property size; Both units feature 3 bedrooms and 1 bathroom; Both sides are tenant occupied
