Duplex With Converted Garage Living
For Sale
$320,000
Pending
1911 Cypress Place, Springdale, AR 72762
MULTI_FAMILY - Springdale, AR
Property Size2,400 SF
Lot Size0.18 Acres
Days on Market774
Property Features for 1911 Cypress Place
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 2, Bathroom 1, Bedroom 3, Bedroom 1
Parking features
Garage
Exterior features
ConcreteDriveway
Appliances
GasWaterHeater
Subdivision
Sycamore Sub
Lot features
Cleared, Cul De Sac
Elementary school district
Springdale
Middle school district
Springdale
High school district
Springdale
Directions
Going north on Johnson Road turn left onto Cypress, the unit will be on your right.
Standard status
Pending
APN
815-26075-000
Size
2,400 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Description
W/2 LOT 19
Tax Annual Amount
954
Legal Description
W/2 LOT 19
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1985
Floors in Building
1
Number of units
2
Flooring type
Carpet, Laminate, Tile
Building materials
Brick, Cedar
Roof type
Asphalt, Shingle
Listing Agency:
Arkansas Heritage Realty
(479) 521-2252
Listed By:
Will Schmidt · License #PB00057734
(479) 521-2252
Added: Jul 9, 2024
Changed: Aug 1
Last Checked: Aug 21 at 8:06AM
MLS# 1280794
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 duplex includes both sides currently rented. A portion of the garages has been converted into additional living space, while the garage doors remain functional for continued storage use. The home has a brick and cedar exterior, concrete driveway, and a mix of flooring including carpet, laminate, and tile.
Built in 1985, the property is approximately 2,400 square feet on a 0.18-acre lot. Heating and cooling are provided by central systems, and there is a gas water heater. The roof is asphalt shingle, and parking is provided via garage.
For access, no showings or inspections are available until an accepted offer.
Built in 1985, the property is approximately 2,400 square feet on a 0.18-acre lot. Heating and cooling are provided by central systems, and there is a gas water heater. The roof is asphalt shingle, and parking is provided via garage.
For access, no showings or inspections are available until an accepted offer.
Key Highlights
- Duplex with both sides rented
- Portion of garages converted to living space; garage doors still functional for storage
- Approximately 2,400 SF on a 0.18‑acre lot
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
$21,598
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
6.75%
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%
$431,960
$432.0K
Cap Rate 7%
$308,543
$308.5K
Cap Rate 9%
$239,978
$240.0K
Market Conditions
NOI Build-Up for 2,400 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
$33.1K $13.80/SF
− Vacancy
−$2.3K −$0.94/SF
EGI
$30.9K $12.86/SF
− OpEx
−$9.3K −$3.86/SF
NOI
$21.6K $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%
$431,960
Cap Rate 7%
$308,543
Cap Rate 9%
$239,978
Alternative Uses
Best Use
Multifamily LT 5
$308.5K
$270.0K – $360.0K
NOI $21,598 @ 7.0% cap · market cap 6.75%
Second Best
Apartment 5plus
$273.0K
$238.9K – $318.5K
NOI $19,109 @ 7.0% cap · market cap 5.97%
Theoretical Best
Office A
$644.2K
$563.7K – $751.6K
NOI $45,094 @ 7.0% cap · market cap 14.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
215
Businesses Nearby
Explore this area
Business Placement
Demographics for 72762, AR
42,175
Population
17,270
Households
2.4
Avg Household Size
36
Median Age
33%
College-Educated
85%
High-School Grad
58.1 sq mi
ZIP Area
726
Density / Sq Mi
$80,678
Median Household Income
$42,066
Median Earnings
$1,118
Median Rent
$278,600
Median Home Value
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 - Brick duplex with central HVAC and a portion of the garages converted to living space.
Where is this duplex located?
The property is located at 1911 Cypress Place Springdale, AR.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: Duplex with both sides rented; Portion of garages converted to living space; garage doors still functional for storage; Approximately 2,400 SF on a 0.18‑acre lot
