Updated Two-Unit
For Sale
$285,000
Pending
419 S Cleveland Street, Springdale, AR 72764
Residential, Springdale, AR
Property Size1,632 SF
Lot Size0.16 Acres
Days on Market18
Property Features for 419 S Cleveland Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 2, Bedroom 1, Bathroom 1
Parking features
Covered, Carport
Exterior features
ConcreteDriveway
Appliances
Dishwasher, EnergyStarQualifiedAppliances, ElectricOven, ElectricRange, GasWaterHeater, Refrigerator
Subdivision
Mtn View 2nd Add
Lot features
Central Business District, Cleared, Corner Lot, Cul De Sac, City Lot, Industrial Park, Level, Near Park, Open Lot
Elementary school district
Springdale
Middle school district
Springdale
High school district
Springdale
Directions
From N. Thompson (Hwy 71), turn on W. Emma, S. on Park St, then Left on Success Ave, the duplex is on the corner of S. Cleveland & Success.
Standard status
Pending
APN
815-23626-000
Size
1,632 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
LOTS 10 & 11
Tax Annual Amount
1536
Legal Description
LOTS 10 & 11
Utilities
Heating system
Central, Natural Gas
Cooling system
Central Air, Electric
Building Details
Year built
1982
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Tile
Building materials
Frame
Roof type
Shingle, Asphalt
Listing Agency:
Equity Partners Realty
(479) 750-9500
Listed By:
Judy Lagueux · License #SA00092579
(479) 320-9733
Added: Aug 17
Changed: Sep 3
Last Checked: Sep 3 at 8:06PM
MLS# 1359053
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 1,632-square-foot duplex contains two residences, each arranged with 2 bedrooms and 1 full bath. The property was built in 1982 and features frame construction, vinyl and tile flooring, central heating and cooling, a shingle and asphalt roof, and covered carport parking. Unit A includes newly installed appliances, while both residences received complete HVAC replacements in 2021 and cosmetic improvements including LVP flooring. The roof was replaced in December 2025, and the exterior has been repainted.
The property is located at 419 S Cleveland Street in Springdale, near Downtown Springdale, the Razorback Greenway, Luther George Park, and nearby schools. Unit B is leased through 5/28/27, and Unit A is vacant for a new tenant or owner occupant. Appliances include a dishwasher, electric oven, electric range, refrigerator, and Energy Star-qualified appliances. The lot measures 0.1588 acres.
The property is located at 419 S Cleveland Street in Springdale, near Downtown Springdale, the Razorback Greenway, Luther George Park, and nearby schools. Unit B is leased through 5/28/27, and Unit A is vacant for a new tenant or owner occupant. Appliances include a dishwasher, electric oven, electric range, refrigerator, and Energy Star-qualified appliances. The lot measures 0.1588 acres.
Key Highlights
- 1,632‑square‑foot duplex with two 2‑bedroom, 1‑bath residences
- Roof replaced December 2025
- Complete HVAC system replacements in both units in 2021
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
$14,687
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
5.15%
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%
$293,740
$293.7K
Cap Rate 7%
$209,814
$209.8K
Cap Rate 9%
$163,189
$163.2K
Market Conditions
NOI Build-Up for 1,632 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
$22.5K $13.80/SF
− Vacancy
−$1.5K −$0.94/SF
EGI
$21.0K $12.86/SF
− OpEx
−$6.3K −$3.86/SF
NOI
$14.7K $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%
$293,740
Cap Rate 7%
$209,814
Cap Rate 9%
$163,189
Alternative Uses
Best Use
Multifamily LT 5
$209.8K
$183.6K – $244.8K
NOI $14,687 @ 7.0% cap · market cap 5.15%
Second Best
Apartment 5plus
$185.6K
$162.4K – $216.6K
NOI $12,994 @ 7.0% cap · market cap 4.56%
Theoretical Best
Office A
$438.1K
$383.3K – $511.1K
NOI $30,664 @ 7.0% cap · market cap 10.76%
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
796
Businesses Nearby
Explore this area
Business Placement
Demographics for 72764, AR
60,786
Population
20,781
Households
2.9
Avg Household Size
30
Median Age
20%
College-Educated
72%
High-School Grad
66.2 sq mi
ZIP Area
918
Density / Sq Mi
$61,569
Median Household Income
$34,552
Median Earnings
$984
Median Rent
$226,100
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-bedroom residences with refreshed systems, new flooring, and flexible occupancy for an investor or owner occupant.
Where is this duplex located?
The property is located at 419 S Cleveland Street Springdale, AR.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: 1,632‑square‑foot duplex with two 2‑bedroom, 1‑bath residences; Roof replaced December 2025; Complete HVAC system replacements in both units in 2021
