Duplex with Attached
For Sale
$295,000
2520 Dora RD, Van Buren, AR 72956
Multifamily, Van Buren, AR
Property Size2,700 SF
Lot Size0.42 Acres
Price / SF$109.26
Days on Market53
Property Features for 2520 Dora RD
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Garage - Attached
Window features
Vinyl Frames, Double Pane Windows
Appliances
Dishwasher, Electric, Garbage Disposal, Microwave, Oven, Range, Ventless
Subdivision
River Oaks
Lot features
Curbing, In Subdivision
Directions
I-40 west to exit 3. Turn right at stop sign. Turn left approx 1 mile. Property on the right.
Standard status
Active
APN
700-06296-005
Size
2,700 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Description
River Oaks Lot 5
Tax Annual Amount
1613
Legal Description
River Oaks Lot 5
Utilities
Heating system
Electric (Heating), Central
Cooling system
Heat Pump, Central Air, Electric
Building Details
Year built
2005
Floors in Building
1
Number of units
2
Flooring type
Tile - Ceramic, Carpet
Roof type
Shingle
Listing Agency:
Chuck Fawcett Realty FSM
(479) 484-5588
Listed By:
Hank Galske
(479) 883-9132
Added: Jul 21
Changed: Sep 3
Last Checked: Sep 11 at 12:06PM
MLS# 1090581
Copyright © 2026 Western River Valley Board of REALTORS®. 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 2,700 square feet on a 0.42-acre site, with each unit measuring 1,350 square feet. The property is identified as a three-bedroom, two-bath duplex and was built in 2005. An attached garage provides on-site parking, while the building includes central electric heating, central air conditioning, and a heat pump. Interior finishes include ceramic tile and carpet, and the roof is shingle-covered.
The property is located at 2520 Dora RD in Van Buren, Arkansas, with access to both Fort Smith and Van Buren. Each unit is equipped with a dishwasher, garbage disposal, microwave, oven, range, and ventless electric appliance.
The property is located at 2520 Dora RD in Van Buren, Arkansas, with access to both Fort Smith and Van Buren. Each unit is equipped with a dishwasher, garbage disposal, microwave, oven, range, and ventless electric appliance.
Key Highlights
- Duplex with 2,700 square feet of property area
- Each unit measures 1,350 sq ft
- Three‑bedroom, two‑bath configuration
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
$18,033
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
6.11%
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%
$360,660
$360.7K
Cap Rate 7%
$257,614
$257.6K
Cap Rate 9%
$200,367
$200.4K
Market Conditions
NOI Build-Up for 2,700 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
$27.5K $10.20/SF
− Vacancy
−$1.8K −$0.66/SF
EGI
$25.8K $9.54/SF
− OpEx
−$7.7K −$2.86/SF
NOI
$18.0K $6.68/SF
Area
Crawford County, AR
Vacancy
6.46%
Lease Rate
$10.20 /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%
$360,660
Cap Rate 7%
$257,614
Cap Rate 9%
$200,367
Alternative Uses
Best Use
Multifamily LT 5
$257.6K
$225.4K – $300.6K
NOI $18,033 @ 7.0% cap · market cap 6.11%
Second Best
Apartment 5plus
$237.3K
$207.6K – $276.8K
NOI $16,608 @ 7.0% cap · market cap 5.63%
Theoretical Best
Office A
$517.7K
$453.0K – $603.9K
NOI $36,236 @ 7.0% cap · market cap 12.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Explore this area
Business Placement
Demographics for 72956, AR
33,870
Population
14,119
Households
2.4
Avg Household Size
39
Median Age
19%
College-Educated
87%
High-School Grad
103.8 sq mi
ZIP Area
326
Density / Sq Mi
$60,387
Median Household Income
$33,894
Median Earnings
$825
Median Rent
$177,100
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with central heating and cooling, ceramic tile, carpet, and a shingle roof.
Where is this duplex located?
The property is located at 2520 Dora RD Van Buren, AR.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: Duplex with 2,700 square feet of property area; Each unit measures 1,350 sq ft; Three‑bedroom, two‑bath configuration
