Remodeled Duplex with Two
New
For Sale
$425,000
453 Mashburn Avenue, Fayetteville, AR 72701
MULTI_FAMILY - Fayetteville, AR
Property Size2,510 SF
Lot Size0.22 Acres
Price / SF$169.32
Days on Market3
Property Features for 453 Mashburn Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Exterior features
ConcreteDriveway
Fencing
Privacy
Appliances
ElectricWaterHeater
Subdivision
Fairland Add
Lot features
Central Business District, Near Park, Steep Slope, Subdivision, Sloped, Wooded
Directions
From I 49 heading South, take exit 62. Take a left onto MLK. Follow MLK for about 2.5 miles. Turn left onto Mashburn Ave. Stay on Mashburn to cross over Huntsville. Home is on the left.
Standard status
Active
APN
765-05229-000
Size
2,510 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Description
PT LOTS 5-6-7 BLOCK 1 FURTHER DESCRIBED FROM 2019-32356 AS: PART OF LOTS FIVE (5), SIX (6), AND SEVEN (7), IN BLOCK ONE (1) OF FAIRLAND ADDITION TO THE CITY OF FAYETIEVILLE, ARKANSAS AS PER PLAT OF SAID ADDITION ON FILE IN THE OFFICE OF THE CIRCUIT C LERK
Tax Annual Amount
2799
Legal Description
PT LOTS 5-6-7 BLOCK 1 FURTHER DESCRIBED FROM 2019-32356 AS: PART OF LOTS FIVE (5), SIX (6), AND SEVEN (7), IN BLOCK ONE (1) OF FAIRLAND ADDITION TO THE CITY OF FAYETIEVILLE, ARKANSAS AS PER PLAT OF SAID ADDITION ON FILE IN THE OFFICE OF THE CIRCUIT C LERK
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1954
Floors in Building
2
Number of units
2
Flooring type
Vinyl
Building materials
Brick, Block, Concrete
Roof type
Shingle, Asphalt
Listing Agency:
Lone Rock Realty
(479) 777-3379
Listed By:
Amanda Bailey · License #SA00099135
(310) 691-0868
Added: Aug 12
Last Checked: Aug 14 at 10:06PM
MLS# 1358602
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 2,510-square-foot duplex contains two separate residences: a 3-bedroom, 2-bath unit created through basement conversion and an upstairs 2-bedroom, 1-bath unit. The property underwent a full renovation in 2024, including a new roof, windows, electrical, plumbing, and HVAC. Interior improvements include granite countertops, updated appliances, fresh paint, and luxury vinyl plank flooring. Brick, block, and concrete construction, central heating and cooling, a shingle and asphalt roof, privacy fencing, and a concrete driveway are also present.
Both units are occupied under leases extending through Summer of 2027. The property sits on a 0.22-acre lot at 453 Mashburn Avenue in Fayetteville, less than 10 minutes from the University of Arkansas, downtown, shopping, and I49 access. Its location provides access to several major Fayetteville destinations while retaining a residential setting.
Both units are occupied under leases extending through Summer of 2027. The property sits on a 0.22-acre lot at 453 Mashburn Avenue in Fayetteville, less than 10 minutes from the University of Arkansas, downtown, shopping, and I49 access. Its location provides access to several major Fayetteville destinations while retaining a residential setting.
Key Highlights
- Full renovation completed in 2024 with new roof, windows, electrical, plumbing, and HVAC
- 2,510 SF duplex on a 0.22‑acre lot
- Basement conversion created a 3‑bedroom, 2‑bath unit
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
$22,588
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
5.31%
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%
$451,760
$451.8K
Cap Rate 7%
$322,686
$322.7K
Cap Rate 9%
$250,978
$251.0K
Market Conditions
NOI Build-Up for 2,510 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
$34.6K $13.80/SF
− Vacancy
−$2.4K −$0.94/SF
EGI
$32.3K $12.86/SF
− OpEx
−$9.7K −$3.86/SF
NOI
$22.6K $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%
$451,760
Cap Rate 7%
$322,686
Cap Rate 9%
$250,978
Alternative Uses
Best Use
Multifamily LT 5
$322.7K
$282.4K – $376.5K
NOI $22,588 @ 7.0% cap · market cap 5.31%
Second Best
Apartment 5plus
$285.5K
$249.8K – $333.1K
NOI $19,985 @ 7.0% cap · market cap 4.70%
Theoretical Best
Office A
$673.7K
$589.5K – $786.0K
NOI $47,161 @ 7.0% cap · market cap 11.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,415
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 - Separate residences offer three-bedroom and two-bedroom layouts with updated interiors and central HVAC.
Where is this duplex located?
The property is located at 453 Mashburn Avenue Fayetteville, AR.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Full renovation completed in 2024 with new roof, windows, electrical, plumbing, and HVAC; 2,510 SF duplex on a 0.22‑acre lot; Basement conversion created a 3‑bedroom, 2‑bath unit
