Quadplex Property with RO
For Sale
$1,800,000
1716 W Holly Street, Fayetteville, AR 72703
Residential, Fayetteville, AR
Property Size8,218 SF
Lot Size2.34 Acres
Price / SF$219.03
Days on Market156
Property Features for 1716 W Holly Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
Residential Office
Parking features
Parking Lot
Exterior features
ConcreteDriveway
Appliances
GasWaterHeater
Subdivision
Fayetteville Outlots
Lot features
Central Business District, Cleared, City Lot, Industrial Park, Near Park
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
From I-49, take Exit 64 (AR-16/Wedington Dr). Merge onto Futrall Dr, then turn right onto W Wedington Dr. Turn left onto N Sang Ave, then turn right onto W Holly St. Property will be on the left at 1716 W Holly St.
Standard status
Active
APN
765-13811-000
Size
8,218 SF
Lot size
2.34 Acres
Taxes and HOA fees
Tax Description
PT N1/2 SE NW 2.34AC FCC SITE #1040271 FURTHER DESCRIBED PER WD 2007-11359 AS: BEGINNING AT A POINT WHICH IS TWENTY (20) FEET NORTH AND TWO HUNDRED TEN (210) FEET WEST OF THE SOUTHEAST CORNER OF SAID TWENTY (20) ACRE TRACT, AND RUNNING, THENCE WEST T HREE
Tax Annual Amount
5750
Legal Description
PT N1/2 SE NW 2.34AC FCC SITE #1040271 FURTHER DESCRIBED PER WD 2007-11359 AS: BEGINNING AT A POINT WHICH IS TWENTY (20) FEET NORTH AND TWO HUNDRED TEN (210) FEET WEST OF THE SOUTHEAST CORNER OF SAID TWENTY (20) ACRE TRACT, AND RUNNING, THENCE WEST T HREE
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1990
Floors in Building
2
Number of units
4
Building materials
AluminumSiding, Brick
Roof type
Shingle
Listing Agency:
Mason Capital Group Real Estate Investment & Trust
(479) 925-3333
Listed By:
Cameron Torabi · License #PB00056565
(479) 510-3333
Added: Apr 3
Changed: Aug 19
Last Checked: Sep 5 at 5:06PM
MLS# 1341222
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 quadplex property at 1716 W Holly Street includes 8,218 square feet on a 2.34-acre site. Built in 1990, the property has aluminum siding and brick construction, a shingle roof, central heating and central air conditioning, a concrete driveway, and a parking lot. A gas water heater is also present.
The property carries Residential Office (RO) zoning, with the source information identifying residential use, professional offices, and service businesses as allowed applications. It is located in Fayetteville, Washington County, Arkansas, and holds Economic Opportunity Zone designation. The site is addressed within the 72703 ZIP code.
The property carries Residential Office (RO) zoning, with the source information identifying residential use, professional offices, and service businesses as allowed applications. It is located in Fayetteville, Washington County, Arkansas, and holds Economic Opportunity Zone designation. The site is addressed within the 72703 ZIP code.
Key Highlights
- 8,218‑square‑foot property on 2.34 acres
- Residential Office (RO) zoning
- Economic Opportunity Zone designation
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
$73,956
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
4.11%
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%
$1,479,120
$1.5M
Cap Rate 7%
$1,056,514
$1.1M
Cap Rate 9%
$821,733
$821.7K
Market Conditions
NOI Build-Up for 8,218 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
$113.4K $13.80/SF
− Vacancy
−$7.8K −$0.94/SF
EGI
$105.7K $12.86/SF
− OpEx
−$31.7K −$3.86/SF
NOI
$74.0K $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%
$1,479,120
Cap Rate 7%
$1,056,514
Cap Rate 9%
$821,733
Alternative Uses
Best Use
Multifamily LT 5
$1.06M
$924.5K – $1.23M
NOI $73,956 @ 7.0% cap · market cap 4.11%
Second Best
Apartment 5plus
$934.8K
$817.9K – $1.09M
NOI $65,434 @ 7.0% cap · market cap 3.64%
Theoretical Best
Office A
$2.21M
$1.93M – $2.57M
NOI $154,409 @ 7.0% cap · market cap 8.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
269
Businesses Nearby
Explore this area
Business Placement
Demographics for 72703, AR
33,767
Population
17,202
Households
2
Avg Household Size
33
Median Age
49%
College-Educated
96%
High-School Grad
40.2 sq mi
ZIP Area
840
Density / Sq Mi
$60,232
Median Household Income
$39,190
Median Earnings
$958
Median Rent
$341,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Residential-office zoning supports residential use alongside professional office and service-business applications.
Where is this quadplex located?
The property is located at 1716 W Holly Street Fayetteville, AR.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 8,218‑square‑foot property on 2.34 acres; Residential Office (RO) zoning; Economic Opportunity Zone designation
