Updated Duplex with
For Sale
$409,000
4394 & 4396 W Thrasher Drive, Fayetteville, AR 72704
Residential, Fayetteville, AR
Property Size2,410 SF
Lot Size0.19 Acres
Price / SF$169.71
Days on Market23
Property Features for 4394 & 4396 W Thrasher Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 4, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 6, Bedroom 2, Bedroom 4, Bedroom 1, Bedroom 5
Parking features
Garage
Window features
Blinds
Patio and Porch features
Patio
Interior features
BuiltInFeatures, CeilingFans, EatInKitchen, WalkInClosets, WindowTreatments
Exterior features
ConcreteDriveway
Fireplace
1
Appliances
BuiltInRange, BuiltInOven, CounterTop, Dishwasher, ElectricCooktop, ElectricOven, ElectricRange, ElectricWaterHeater, Disposal, Refrigerator, RangeHood
Subdivision
Northwest Acres Ph V
Lot features
Central Business District, Cleared, Industrial Park, Level, Near Park, Subdivision
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
From I-49, take exit 64 and head west on Wedington Dr. Turn right on N Carriage Way, then right on W Thrasher Dr. Property will be on the left.
Standard status
Active
APN
765-20014-000
Size
2,410 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Description
Lot 9, Northwest Acres Subdivision, Phase V
Tax Annual Amount
2450
Legal Description
Lot 9, Northwest Acres Subdivision, Phase V
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Building Details
Year built
1996
Floors in Building
1
Number of units
2
Flooring type
Carpet, Vinyl
Building materials
Brick, VinylSiding
Roof type
Shingle, Asphalt
Listing Agency:
Keller Williams Market Pro Realty · Keller Williams Realty
(479) 718-2800
Listed By:
Heather Miley · License #SA00088352
(479) 409-0408
Added: Aug 14
Changed: Sep 1
Last Checked: Sep 5 at 5:06PM
MLS# 1358357
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 2,410-square-foot duplex sits on a 0.1856-acre lot and includes two residences, each offering 3 bedrooms, 2 bathrooms, and a 1-car garage. Built in 1996, the property has been refreshed with new flooring, interior paint, updated countertops, refinished cabinetry, and contemporary lighting and plumbing fixtures. Each side also includes a kitchen with newer appliances, a refrigerator, washer and dryer hookups, walk-in closets, and a patio.
The property is located 3.5 miles from the University of Arkansas campus and less than 2 miles from I-49, providing access to Fayetteville shopping, dining, entertainment, and university-area destinations. Unit 4394 is tenant occupied, and showings should not disturb the resident.
The property is located 3.5 miles from the University of Arkansas campus and less than 2 miles from I-49, providing access to Fayetteville shopping, dining, entertainment, and university-area destinations. Unit 4394 is tenant occupied, and showings should not disturb the resident.
Key Highlights
- 2,410 square feet on a 0.1856‑acre lot
- Each unit includes 3 bedrooms, 2 bathrooms, and a 1‑car garage
- 3.5 miles from the University of Arkansas campus
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
$21,688
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
5.30%
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%
$433,760
$433.8K
Cap Rate 7%
$309,829
$309.8K
Cap Rate 9%
$240,978
$241.0K
Market Conditions
NOI Build-Up for 2,410 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
$33.3K $13.80/SF
− Vacancy
−$2.3K −$0.94/SF
EGI
$31.0K $12.86/SF
− OpEx
−$9.3K −$3.86/SF
NOI
$21.7K $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%
$433,760
Cap Rate 7%
$309,829
Cap Rate 9%
$240,978
Alternative Uses
Best Use
Multifamily LT 5
$309.8K
$271.1K – $361.5K
NOI $21,688 @ 7.0% cap · market cap 5.30%
Second Best
Apartment 5plus
$274.1K
$239.9K – $319.8K
NOI $19,189 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$646.9K
$566.0K – $754.7K
NOI $45,282 @ 7.0% cap · market cap 11.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
141
Businesses Nearby
Explore this area
Business Placement
Demographics for 72704, AR
31,145
Population
14,098
Households
2.2
Avg Household Size
31
Median Age
55%
College-Educated
96%
High-School Grad
77.0 sq mi
ZIP Area
404
Density / Sq Mi
$88,991
Median Household Income
$51,341
Median Earnings
$1,163
Median Rent
$301,600
Median Home Value
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 - Remodeled two-unit property with private garages, patios, and washer-dryer hookups.
Where is this duplex located?
The property is located at 4394 & 4396 W Thrasher Drive Fayetteville, AR.
What is the asking price?
The asking price for this property is $409,000.
What are key features of this property?
This property features: 2,410 square feet on a 0.1856‑acre lot; Each unit includes 3 bedrooms, 2 bathrooms, and a 1‑car garage; 3.5 miles from the University of Arkansas campus
