Duplex with Attached
New
For Sale
$435,000
2804 N Teresa Drive, Siloam Springs, AR 72761
MULTI_FAMILY - Siloam Springs, AR
Property Size2,418 SF
Lot Size0.37 Acres
Price / SF$179.90
Days on Market3
Property Features for 2804 N Teresa Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 2, Bathroom 1, Bathroom 3, Bathroom 2, Bedroom 5, Bedroom 4, Bathroom 4, Bedroom 1, Bedroom 6
Parking features
Garage, Open
Window features
Vinyl Frames
Exterior features
ConcreteDriveway
Fencing
Privacy
Appliances
Dishwasher, ElectricOven, ElectricWaterHeater, Disposal, GasRange, MicrowaveHoodFan, Microwave
Subdivision
Lawlis Ranch Sub Ph 1B Siloam Spgs
Lot features
Cleared, Landscaped, Subdivision
Elementary school district
Siloam Springs
Middle school district
Siloam Springs
High school district
Siloam Springs
Directions
From N Mt Olive St, take a right on W Aiden Dr, Right on W Loren Dr, Left on N Teresa Dr, property on the left
Standard status
Active
APN
03-07159-000
Size
2,418 SF
Lot size
0.37 Acres
Taxes and HOA fees
Tax Description
PLAT 8/08/2022 L202251902
Tax Annual Amount
3959
Legal Description
PLAT 8/08/2022 L202251902
Utilities
Heating system
Natural Gas, Central
Cooling system
Electric, Central Air
Amenities
granite countertops
stained kitchen cabinets
gas ranges
luxury vinyl plank flooring
wood privacy-fenced backyard
Building Details
Year built
2023
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Building materials
Brick, Concrete
Roof type
Shingle
Listing Agency:
JB Realty
(479) 233-8740
Listed By:
Blake Smith · License #EB00077630
(479) 595-3930
Added: Aug 18
Last Checked: Aug 20 at 4:06AM
MLS# 1359279
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 2023, this duplex contains 2,418 square feet across two residences, with each side offering 1,209 sq ft, 3 bedrooms, and 2 baths. Both units include an attached 1-car garage, a wood privacy-fenced backyard, granite countertops, stained kitchen cabinetry, gas ranges, and luxury vinyl plank flooring throughout. Central heating and cooling serve each residence, with natural gas heating and electric cooling systems.
The property occupies 0.37 acres at 2804 N Teresa Drive in Siloam Springs, Arkansas. Brick and concrete construction, shingle roofing, concrete driveway access, and dedicated garage and open parking complete the improvements. The duplex configuration provides two separate living spaces within one residential income property.
The property occupies 0.37 acres at 2804 N Teresa Drive in Siloam Springs, Arkansas. Brick and concrete construction, shingle roofing, concrete driveway access, and dedicated garage and open parking complete the improvements. The duplex configuration provides two separate living spaces within one residential income property.
Key Highlights
- 2023‑built duplex with 2,418 square feet
- Each side includes 3 bedrooms, 2 baths, and 1,209 sq ft
- Attached 1‑car garage for each residence
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
$22,071
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
5.07%
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%
$441,420
$441.4K
Cap Rate 7%
$315,300
$315.3K
Cap Rate 9%
$245,233
$245.2K
Market Conditions
NOI Build-Up for 2,418 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
$33.4K $13.80/SF
− Vacancy
−$1.8K −$0.76/SF
EGI
$31.5K $13.04/SF
− OpEx
−$9.5K −$3.91/SF
NOI
$22.1K $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%
$441,420
Cap Rate 7%
$315,300
Cap Rate 9%
$245,233
Alternative Uses
Best Use
Multifamily LT 5
$315.3K
$275.9K – $367.9K
NOI $22,071 @ 7.0% cap · market cap 5.07%
Second Best
Apartment 5plus
$281.3K
$246.2K – $328.2K
NOI $19,693 @ 7.0% cap · market cap 4.53%
Theoretical Best
Office A
$664.5K
$581.4K – $775.2K
NOI $46,514 @ 7.0% cap · market cap 10.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Explore this area
Business Placement
Demographics for 72761, AR
23,731
Population
9,101
Households
2.6
Avg Household Size
33
Median Age
29%
College-Educated
86%
High-School Grad
114.1 sq mi
ZIP Area
208
Density / Sq Mi
$69,620
Median Household Income
$35,724
Median Earnings
$936
Median Rent
$218,700
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 - Two matching residences feature private fenced yards, updated finishes, and separate attached garages.
Where is this duplex located?
The property is located at 2804 N Teresa Drive Siloam Springs, AR.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: 2023‑built duplex with 2,418 square feet; Each side includes 3 bedrooms, 2 baths, and 1,209 sq ft; Attached 1‑car garage for each residence
