Updated Two-Unit
For Sale
$239,000
540 & 544 Webster ST, Greenwood, AR 72936
Multifamily, Greenwood, AR
Property Size2,146 SF
Lot Size0.45 Acres
Price / SF$111.37
Days on Market90
Property Features for 540 & 544 Webster ST
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Rooms
Bedroom 2, Bedroom 3, Bedroom 1, Bedroom 4
Subdivision
Leon Best #2-Greenwood
Lot features
Consider Subdivide
Elementary school
Greenwood
Middle school
Greenwood
High school
Greenwood
Elementary school district
Greenwood
Middle school district
Greenwood
High school district
Greenwood
Directions
Hwy 71 S to Greenwood left on Center Street, right on Webster. Duplex is on the left.
Standard status
Active
APN
65515-0002-00000-00
Size
2,146 SF
Lot size
0.45 Acres
Taxes and HOA fees
Tax Description
LOT 2
Tax Annual Amount
1177
Legal Description
LOT 2
Utilities
Heating system
Central, Electric (Heating), Natural Gas
Cooling system
Central Air
Building Details
Year built
1975
Floors in Building
1
Number of units
2
Flooring type
Tile - Ceramic
Roof type
Shingle
Listing Agency:
McGraw REALTORS
Listed By:
Brixey & Dailey Team
(479) 226-3931
Added: Jul 1
Changed: Sep 14
Last Checked: Sep 28 at 4:06AM
MLS# 1090119
Copyright © 2026 Western River Valley Board of REALTORS®. 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 duplex contains two residences, each arranged with 2 bedrooms and 1 bath. The 2,146-square-foot property was built in 1975 and has ceramic tile flooring, shingle roofing, central air, and heating supported by natural gas, electric, and central systems. Recent improvements include new flooring, appliances, HVAC systems, exterior paint, and landscaping.
Set on 0.4532 acres at 540 & 544 Webster ST in Greenwood, the property includes a spacious lot with room for outdoor use. The address is within the Greenwood School District and is located in Sebastian County, Arkansas.
Set on 0.4532 acres at 540 & 544 Webster ST in Greenwood, the property includes a spacious lot with room for outdoor use. The address is within the Greenwood School District and is located in Sebastian County, Arkansas.
Key Highlights
- Two‑unit duplex with 2,146 square feet
- Each unit includes 2 bedrooms and 1 bath
- New flooring, appliances, and HVAC systems in both units
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
$14,231
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
5.95%
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%
$284,620
$284.6K
Cap Rate 7%
$203,300
$203.3K
Cap Rate 9%
$158,122
$158.1K
Market Conditions
NOI Build-Up for 2,146 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
$21.9K $10.20/SF
− Vacancy
−$1.6K −$0.73/SF
EGI
$20.3K $9.47/SF
− OpEx
−$6.1K −$2.84/SF
NOI
$14.2K $6.63/SF
Area
Sebastian County, AR
Vacancy
7.12%
Lease Rate
$10.20 /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%
$284,620
Cap Rate 7%
$203,300
Cap Rate 9%
$158,122
Alternative Uses
Best Use
Multifamily LT 5
$203.3K
$177.9K – $237.2K
NOI $14,231 @ 7.0% cap · market cap 5.95%
Second Best
Apartment 5plus
$181.5K
$158.9K – $211.8K
NOI $12,708 @ 7.0% cap · market cap 5.32%
Theoretical Best
Healthcare Medical
$456.6K
$399.5K – $532.7K
NOI $31,961 @ 7.0% cap · market cap 13.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
191
Businesses Nearby
Explore this area
Business Placement
Demographics for 72936, AR
14,515
Population
6,019
Households
2.4
Avg Household Size
38
Median Age
27%
College-Educated
92%
High-School Grad
80.9 sq mi
ZIP Area
179
Density / Sq Mi
$72,213
Median Household Income
$45,724
Median Earnings
$824
Median Rent
$197,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence has two bedrooms, one bath, new appliances, and upgraded HVAC systems.
Where is this duplex located?
The property is located at 540 & 544 Webster ST Greenwood, AR.
What is the asking price?
The asking price for this property is $239,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,146 square feet; Each unit includes 2 bedrooms and 1 bath; New flooring, appliances, and HVAC systems in both units
