Modern Duplex with Attached Two-Car
For Sale
$995,000
436 & 440 S West Avenue, Fayetteville, AR 72701
MULTI_FAMILY - Fayetteville, AR
Property Size3,608 SF
Lot Size0.07 Acres
Price / SF$275.78
Days on Market28
Property Features for 436 & 440 S West Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bathroom 4, Bedroom 2, Bathroom 1, Bedroom 1, Bedroom 4, Bathroom 2, Bathroom 3, Bedroom 3, Bedroom 5
Parking features
Open, Garage, On Street
Exterior features
ConcreteDriveway
Appliances
Dishwasher, ExhaustFan, ElectricOven, ElectricRange, ElectricWaterHeater, Disposal, Microwave, RangeHood
Subdivision
FERGUSON ADD
Lot features
Central Business District, Cleared, Corner Lot, City Lot, Near Park
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
E on MLK, L on S Gregg, Right on W Prairie St, Property on the left on the corner of Prairie and S West Ave
Standard status
Active
APN
765-05481-001
Size
3,608 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Description
See attached extended legal
Tax Annual Amount
8215
Legal Description
See attached extended legal
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
2014
Floors in Building
3
Number of units
2
Flooring type
Carpet, Tile, Wood, Bamboo
Building materials
Brick, Stucco
Listing Agency:
JB Realty
(479) 233-8740
Listed By:
Blake Smith · License #EB00077630
(479) 595-3930
Added: Jul 24
Changed: Aug 5
Last Checked: Aug 20 at 4:06AM
MLS# 1356508
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 modern duplex features two separate units and attached two-car garages for each side. The property totals 3,608 square feet on a 0.07-acre lot and was built in 2014, with exterior construction of brick and stucco. Parking includes garage plus on-street and open spaces, and there is a concrete driveway.
Unit 440 offers two bedrooms and two full baths, along with a downstairs office. It has been completely remodeled with custom rift-sawn white oak cabinetry by local Ivy Cabinets, solid red oak floors, red oak window frames, and solid wood trim.
Unit 436 includes three bedrooms and 1.5 baths, with bamboo floors and granite countertops. The third bedroom is on the first floor and has primarily been used as an office. Exterior siding was recently replaced with thermally modified pine siding.
Both units are served by public water and public sewer. Heating is electric and cooling is central air, and the home includes appliances such as dishwashers, electric range and oven, microwave, disposal, and range hood.
Unit 440 offers two bedrooms and two full baths, along with a downstairs office. It has been completely remodeled with custom rift-sawn white oak cabinetry by local Ivy Cabinets, solid red oak floors, red oak window frames, and solid wood trim.
Unit 436 includes three bedrooms and 1.5 baths, with bamboo floors and granite countertops. The third bedroom is on the first floor and has primarily been used as an office. Exterior siding was recently replaced with thermally modified pine siding.
Both units are served by public water and public sewer. Heating is electric and cooling is central air, and the home includes appliances such as dishwashers, electric range and oven, microwave, disposal, and range hood.
Key Highlights
- 3,608 SF duplex on a 0.07‑acre lot built in 2014
- Each unit includes an attached two‑car garage plus on‑street and open parking
- Unit 440: 2 bedrooms, 2 full baths, downstairs office; remodeled with rift‑sawn white oak cabinetry
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
$32,469
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
3.26%
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%
$649,380
$649.4K
Cap Rate 7%
$463,843
$463.8K
Cap Rate 9%
$360,767
$360.8K
Market Conditions
NOI Build-Up for 3,608 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
$49.8K $13.80/SF
− Vacancy
−$3.4K −$0.94/SF
EGI
$46.4K $12.86/SF
− OpEx
−$13.9K −$3.86/SF
NOI
$32.5K $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%
$649,380
Cap Rate 7%
$463,843
Cap Rate 9%
$360,767
Alternative Uses
Best Use
Multifamily LT 5
$463.8K
$405.9K – $541.2K
NOI $32,469 @ 7.0% cap · market cap 3.26%
Second Best
Apartment 5plus
$410.4K
$359.1K – $478.8K
NOI $28,728 @ 7.0% cap · market cap 2.89%
Theoretical Best
Office A
$968.4K
$847.4K – $1.13M
NOI $67,791 @ 7.0% cap · market cap 6.81%
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
1,985
Businesses Nearby
Explore this area
Business Placement
Demographics for 72701, AR
48,269
Population
20,057
Households
2.4
Avg Household Size
28
Median Age
42%
College-Educated
93%
High-School Grad
126.0 sq mi
ZIP Area
383
Density / Sq Mi
$50,413
Median Household Income
$27,305
Median Earnings
$973
Median Rent
$323,900
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-unit duplex with attached two-car garages, central air, and public water and sewer service.
Where is this duplex located?
The property is located at 436 & 440 S West Avenue Fayetteville, AR.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 3,608 SF duplex on a 0.07‑acre lot built in 2014; Each unit includes an attached two‑car garage plus on‑street and open parking; Unit 440: 2 bedrooms, 2 full baths, downstairs office; remodeled with rift‑sawn white oak cabinetry
