Six-Duplex Fayetteville Multifamily
For Sale
$1,795,000
523 S Dockery Lane, Fayetteville, AR 72701
Residential, Fayetteville, AR
Property Size12,180 SF
Lot Size1.40 Acres
Price / SF$147.37
Days on Market465
Property Features for 523 S Dockery Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 1
Parking features
Garage
Appliances
ElectricWaterHeater
Subdivision
14-16-30 Fayetteville Outlots
Lot features
Cul De Sac
Directions
Along Dockery Lane in Fayetteville north of E Huntsville Road in Fayetteville.
Standard status
Active
APN
765-14329-000
Size
12,180 SF
Lot size
1.40 Acres
Taxes and HOA fees
Tax Description
see tax card
Legal Description
see tax card
Utilities
Heating system
Electric (Heating)
Cooling system
Electric
Building Details
Year built
1995
Floors in Building
1
Number of units
12
Building materials
Brick
Roof type
Fiberglass, Shingle
Listing Agency:
Colliers International - Branch Office
(479) 636-9000
Listed By:
Daniel Smith · License #AB00089282
(479) 318-8488
Added: May 28, 2025
Changed: Sep 2
Last Checked: Sep 4 at 8:06AM
MLS# 1309509
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 multifamily property comprises 6 duplexes containing 12 total 2BR/2BA units. Each unit measures 1,015 square feet, with a combined property size of 12,180 square feet. The buildings were constructed in 1995 with brick exteriors, electric heating and cooling, fiberglass shingle roofs, electric water heaters, and garage parking. Units are individually metered for utilities, which are provided through Fayetteville utilities.
The 1.4-acre property is located at 523 S Dockery Lane in Fayetteville, at the end of a city street. It is 2.5 miles from the University of Arkansas campus and 2 miles from downtown Fayetteville. The property is identified as Zoned 24 and offers a private setting for its residential income configuration.
The 1.4-acre property is located at 523 S Dockery Lane in Fayetteville, at the end of a city street. It is 2.5 miles from the University of Arkansas campus and 2 miles from downtown Fayetteville. The property is identified as Zoned 24 and offers a private setting for its residential income configuration.
Key Highlights
- 6 duplexes with 12 total 2BR/2BA units
- Each unit measures 1,015 SF; combined property size is 12,180 square feet
- 1.4‑acre Fayetteville property at the end of a city street
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
$109,611
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
6.11%
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%
$2,192,220
$2.2M
Cap Rate 7%
$1,565,871
$1.6M
Cap Rate 9%
$1,217,900
$1.2M
Market Conditions
NOI Build-Up for 12,180 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
$168.1K $13.80/SF
− Vacancy
−$11.5K −$0.94/SF
EGI
$156.6K $12.86/SF
− OpEx
−$47.0K −$3.86/SF
NOI
$109.6K $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%
$2,192,220
Cap Rate 7%
$1,565,871
Cap Rate 9%
$1,217,900
Alternative Uses
Best Use
Multifamily LT 5
$1.57M
$1.37M – $1.83M
NOI $109,611 @ 7.0% cap · market cap 6.11%
Second Best
Apartment 5plus
$1.39M
$1.21M – $1.62M
NOI $96,980 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$3.27M
$2.86M – $3.81M
NOI $228,851 @ 7.0% cap · market cap 12.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
161
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Twelve two-bedroom units with separate utility metering and garage parking in a private Fayetteville setting.
Where is this duplex located?
The property is located at 523 S Dockery Lane Fayetteville, AR.
What is the asking price?
The asking price for this property is $1,795,000.
What are key features of this property?
This property features: 6 duplexes with 12 total 2BR/2BA units; Each unit measures 1,015 SF; combined property size is 12,180 square feet; 1.4‑acre Fayetteville property at the end of a city street
