Updated Duplex With Garage
For Sale
$599,000
2901 2903 E Sterling Court, Fayetteville, AR 72703
MULTI_FAMILY - Fayetteville, AR
Property Size3,370 SF
Lot Size0.00 Acres
Price / SF$177.74
Days on Market31
Property Features for 2901 2903 E Sterling Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 3, Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 3
Parking features
Open, Garage
Patio and Porch features
Deck
Exterior features
ConcreteDriveway
Fireplace
1
Appliances
Dishwasher, ElectricOven, ElectricRange, ElectricWaterHeater, Disposal, GasWaterHeater
Subdivision
Sterling Est
Lot features
Central Business District, Corner Lot, Cul De Sac, City Lot, Near Park, Subdivision
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
From I-49 northbound coming from rogers, take exit 69, turn right onto Wedington drive. Continue approximately 2.5 miles. Turn left onto crossover road, drive about .8 miles. Turn right onto rolling hills drive and take your first left onto sterling court and its the first duplex on your right as you enter the subdivision.
Standard status
Active
APN
765-18651-000
Size
3,370 SF
Lot size
0.00 Acres
Taxes and HOA fees
Tax Description
L12
Tax Annual Amount
2159
Legal Description
L12
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2000
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Carpet
Building materials
AluminumSiding
Roof type
Shingle
Listing Agency:
Collier & Associates
(479) 274-0662
Listed By:
Sarah Deaton · License #SA00067274
(479) 856-4770
Added: Aug 3
Last Checked: Sep 2 at 8:06AM
MLS# 1357573
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 2000, this 3,370-square-foot duplex includes two separate residences, each arranged with three bedrooms and three bathrooms. The property features aluminum siding, shingle roofing, vinyl and carpet flooring, central heating and cooling, fireplaces, decks, and garage parking. Recent improvements include a new roof, fencing, landscaping, and carpet. A connecting door between the garages provides access between the units while preserving their separate living arrangements.
The property is located on E Sterling Court in Fayetteville, Arkansas, with public water and public sewer service. Additional features include concrete driveway access, open parking, dishwashers, electric ovens, electric ranges, disposals, and both natural gas and electric water-heating equipment.
The property is located on E Sterling Court in Fayetteville, Arkansas, with public water and public sewer service. Additional features include concrete driveway access, open parking, dishwashers, electric ovens, electric ranges, disposals, and both natural gas and electric water-heating equipment.
Key Highlights
- 3,370‑square‑foot duplex with two separate residences
- Each side includes 3 bedrooms and 3 bathrooms
- Connecting door between the garages
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
$30,327
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
5.06%
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%
$606,540
$606.5K
Cap Rate 7%
$433,243
$433.2K
Cap Rate 9%
$336,967
$337.0K
Market Conditions
NOI Build-Up for 3,370 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
$46.5K $13.80/SF
− Vacancy
−$3.2K −$0.94/SF
EGI
$43.3K $12.86/SF
− OpEx
−$13.0K −$3.86/SF
NOI
$30.3K $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%
$606,540
Cap Rate 7%
$433,243
Cap Rate 9%
$336,967
Alternative Uses
Best Use
Multifamily LT 5
$433.2K
$379.1K – $505.5K
NOI $30,327 @ 7.0% cap · market cap 5.06%
Second Best
Apartment 5plus
$383.3K
$335.4K – $447.2K
NOI $26,833 @ 7.0% cap · market cap 4.48%
Theoretical Best
Office A
$904.6K
$791.5K – $1.06M
NOI $63,319 @ 7.0% cap · market cap 10.57%
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
460
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
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence offers three bedrooms and three bathrooms, with separate living spaces and shared access between garages.
Where is this duplex located?
The property is located at 2901 2903 E Sterling Court Fayetteville, AR.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 3,370‑square‑foot duplex with two separate residences; Each side includes 3 bedrooms and 3 bathrooms; Connecting door between the garages
