Brick Duplex with
For Sale
$350,000
Pending
1954 - 1956 11th Place, Rogers, AR 72758
Residential, Rogers, AR
Property Size2,976 SF
Lot Size0.36 Acres
Days on Market9
Property Features for 1954 - 1956 11th Place
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Garage
Exterior features
ConcreteDriveway
Appliances
ElectricOven, ElectricRange, ElectricWaterHeater, RangeHood
Subdivision
Garabeth Sub Rogers
Lot features
Central Business District, Cleared, Cul De Sac, City Lot, Industrial Park, Subdivision, Split Possible
Directions
From W New Hope Rd , turn left onto 11TH St , drive to th Cup-De-Sac and duplex on your Right .
Standard status
Pending
APN
02-12513-000
Size
2,976 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Description
/
Tax Annual Amount
3527
Legal Description
/
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1994
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
Brick
Roof type
Shingle
Listing Agency:
Fathom Realty
(479) 381-0550
Listed By:
Daniel Rosales · License #SA00083245
(479) 283-6964
Added: Sep 18
Changed: Sep 21
Last Checked: Sep 26 at 2:06PM
MLS# 1362541
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.
Built in 1994, this brick duplex contains 2,976 square feet, with 1,488 square feet on each side. The two units include tile flooring, central heating and central air, electric ranges and ovens, range hoods, electric water heaters, shingle roofing, and garage parking. A concrete driveway serves the property, which occupies 0.36 acres.
One side is vacant and available for viewing, while the other is occupied under a month-to-month arrangement. The occupied unit has long-term tenants, and access is restricted until an offer has been accepted. The duplex is offered in its existing condition, with the sellers declining repair work.
One side is vacant and available for viewing, while the other is occupied under a month-to-month arrangement. The occupied unit has long-term tenants, and access is restricted until an offer has been accepted. The duplex is offered in its existing condition, with the sellers declining repair work.
Key Highlights
- 2,976‑square‑foot duplex with 1,488 square feet per side
- 0.36‑acre property with a concrete driveway and garage parking
- One side is vacant; the other is occupied month‑to‑month
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
$27,164
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
7.76%
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%
$543,280
$543.3K
Cap Rate 7%
$388,057
$388.1K
Cap Rate 9%
$301,822
$301.8K
Market Conditions
NOI Build-Up for 2,976 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
$41.1K $13.80/SF
− Vacancy
−$2.3K −$0.76/SF
EGI
$38.8K $13.04/SF
− OpEx
−$11.6K −$3.91/SF
NOI
$27.2K $9.13/SF
Area
Benton County, AR
Vacancy
5.51%
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%
$543,280
Cap Rate 7%
$388,057
Cap Rate 9%
$301,822
Alternative Uses
Best Use
Multifamily LT 5
$388.1K
$339.6K – $452.7K
NOI $27,164 @ 7.0% cap · market cap 7.76%
Second Best
Apartment 5plus
$346.3K
$303.0K – $404.0K
NOI $24,238 @ 7.0% cap · market cap 6.93%
Theoretical Best
Office A
$817.8K
$715.6K – $954.1K
NOI $57,248 @ 7.0% cap · market cap 16.36%
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
315
Businesses Nearby
Explore this area
Business Placement
Demographics for 72758, AR
45,105
Population
18,145
Households
2.5
Avg Household Size
34
Median Age
42%
College-Educated
88%
High-School Grad
31.3 sq mi
ZIP Area
1,441
Density / Sq Mi
$94,605
Median Household Income
$49,856
Median Earnings
$1,300
Median Rent
$358,200
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with one vacant side and a month-to-month tenancy, plus central heating and cooling.
Where is this duplex located?
The property is located at 1954 - 1956 11th Place Rogers, AR.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 2,976‑square‑foot duplex with 1,488 square feet per side; 0.36‑acre property with a concrete driveway and garage parking; One side is vacant; the other is occupied month‑to‑month
