Two-Level Duplex Near
For Sale
$759,000
955 & 957 W Hughes Street, Fayetteville, AR 72701
Residential, Fayetteville, AR
Property Size3,222 SF
Lot Size0.16 Acres
Price / SF$235.57
Days on Market9
Property Features for 955 & 957 W Hughes Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential
Bedrooms
4
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 4, Bedroom 1, Bathroom 1, Bedroom 2, Bathroom 3, Bathroom 2, Bathroom 4, Bedroom 3
Parking features
Carport
Window features
Blinds
Patio and Porch features
Deck
Interior features
CeilingFans, CathedralCeilings, EatInKitchen, Pantry, WindowTreatments
Exterior features
ConcreteDriveway
Appliances
Dryer, Dishwasher, GasCooktop, Disposal, GasRange, GasWaterHeater, Microwave, Refrigerator, RangeHood, SelfCleaningOven, Washer, PlumbedForIceMaker
Subdivision
Rose Hill Add
Lot features
Central Business District, Corner Lot, City Lot, Landscaped
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
N. Garland Ave. to left on W. Hughes St., Duplex on the right
Standard status
Active
APN
765-10346-000
Size
3,222 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
Lot 1, Block 6, Rose Hill Addition
Tax Annual Amount
5638
Legal Description
Lot 1, Block 6, Rose Hill Addition
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Central Air, Electric
Water source
Public
Amenities
vaulted ceilings
elevated deck
off-street parking
dedicated storage
outdoor living areas
Building Details
Year built
2004
Floors in Building
2
Number of units
2
Flooring type
Wood, Concrete
Building materials
MetalSiding, Concrete
Roof type
Metal
Architectural style
Contemporary
Listing Agency:
Bassett Mix And Associates, Inc
(479) 521-5600
Listed By:
Lana Patrick · License #SA00042088
(479) 466-3353
Added: Sep 18
Changed: Sep 21
Last Checked: Sep 26 at 9:06AM
MLS# 1362547
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 contemporary duplex contains 3,222 square feet across two 1,611-square-foot residences. Each unit offers 2 bedrooms, 1.5 baths, a two-level layout, vaulted ceilings, an upstairs living and kitchen area, an elevated deck, dedicated storage, and off-street parking. Recent work addressed major systems, kitchens, bathrooms, lighting, outdoor living areas, and interior finishes. The property also includes central heating and cooling, gas appliances, concrete and wood flooring, metal siding, and a metal roof.
Located at 955 & 957 W Hughes Street in Fayetteville, the duplex is just blocks from the University of Arkansas and provides quick access to campus, Dickson Street, and downtown. The 0.1608-acre property is served by public water and public sewer and was built in 2004.
Located at 955 & 957 W Hughes Street in Fayetteville, the duplex is just blocks from the University of Arkansas and provides quick access to campus, Dickson Street, and downtown. The 0.1608-acre property is served by public water and public sewer and was built in 2004.
Key Highlights
- Two 1,611‑square‑foot units totaling 3,222 square feet
- Each unit includes 2 bedrooms, 1.5 baths, and a two‑level layout
- Recent improvements to major systems, kitchens, bathrooms, lighting, and finishes
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
$28,996
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
3.82%
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%
$579,920
$579.9K
Cap Rate 7%
$414,229
$414.2K
Cap Rate 9%
$322,178
$322.2K
Market Conditions
NOI Build-Up for 3,222 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
$44.5K $13.80/SF
− Vacancy
−$3.0K −$0.94/SF
EGI
$41.4K $12.86/SF
− OpEx
−$12.4K −$3.86/SF
NOI
$29.0K $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%
$579,920
Cap Rate 7%
$414,229
Cap Rate 9%
$322,178
Alternative Uses
Best Use
Multifamily LT 5
$414.2K
$362.5K – $483.3K
NOI $28,996 @ 7.0% cap · market cap 3.82%
Second Best
Apartment 5plus
$366.5K
$320.7K – $427.6K
NOI $25,654 @ 7.0% cap · market cap 3.38%
Theoretical Best
Office A
$864.8K
$756.7K – $1.01M
NOI $60,539 @ 7.0% cap · market cap 7.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
532
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
Check the figures for this property
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 - Updated Fayetteville duplex with separate outdoor areas, storage, and substantial off-street parking.
Where is this duplex located?
The property is located at 955 & 957 W Hughes Street Fayetteville, AR.
What is the asking price?
The asking price for this property is $759,000.
What are key features of this property?
This property features: Two 1,611‑square‑foot units totaling 3,222 square feet; Each unit includes 2 bedrooms, 1.5 baths, and a two‑level layout; Recent improvements to major systems, kitchens, bathrooms, lighting, and finishes
