Remodeled Duplex with
For Sale
$118,900
1 Shelby Road, Sherwood, AR 72120
Residential, Townhouse, Sherwood, AR
Property Size982 SF
Lot Size0.01 Acres
Price / SF$121.08
Days on Market69
Property Features for 1 Shelby Road
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 3, Laundry Room, Bedroom 1, Bathroom 1, Bathroom 2, Bedroom 2
Parking features
Assigned
Interior features
Washer Connection, Dryer Connection-Electric, Ceiling Fan(s)
Exterior features
Fully Fenced, Outside Storage Area, Inground Pool, Guttering
Fencing
Full
Fireplace
1
Appliances
Free-Standing Stove, Electric Range, Dishwasher, Disposal, Ice Maker Connection
Subdivision
TREEHILL PARK
Lot features
Level
Directions
East Kiehl
Standard status
Active
Size
982 SF
Lot size
0.01 Acres
Taxes and HOA fees
Tax Description
Lot 604 Block 6
Tax Annual Amount
487
HOA Fee
$165 Monthly
Legal Description
Lot 604 Block 6
Building Details
Year built
1984
Floors in Building
2
Flooring type
Vinyl
Roof type
Composition
Architectural style
Other
Additional Structures
Storage
Listing Agency:
Truman Ball Real Estate
(501) 847-4900
Listed By:
Annabelle Cabrera
(501) 920-3073
Added: Jun 26
Changed: Aug 19
Last Checked: Sep 2 at 9:06PM
MLS# 26025875
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. 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 982-square-foot duplex, built in 1984, has received extensive interior updates. Improvements include fresh paint across both levels, new steps, updated bathroom fixtures and vanities, and a tiled upstairs shower. The kitchen has been refreshed with stainless appliances, a disposal, vent hood, new countertops, and new lower cabinets. Vinyl flooring, ceiling fans, washer and dryer connections, and a fireplace add to the existing interior features. The floor plan includes two bedrooms, three bathrooms, and a laundry room.
The property sits on a 0.01-acre lot at 1 Shelby Road in Sherwood, Arkansas. Exterior amenities include a fully fenced yard, inground pool, outside storage area, and guttering. Assigned parking is provided, and the roof is composition shingle.
The property sits on a 0.01-acre lot at 1 Shelby Road in Sherwood, Arkansas. Exterior amenities include a fully fenced yard, inground pool, outside storage area, and guttering. Assigned parking is provided, and the roof is composition shingle.
Key Highlights
- 982 SF duplex with two bedrooms and three bathrooms
- Updated kitchen with stainless appliances, new countertops, lower cabinets, disposal, and vent hood
- Renovated bathrooms include new fixtures, vanities, and an upstairs tiled shower
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
$8,253
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
6.94%
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%
$165,060
$165.1K
Cap Rate 7%
$117,900
$117.9K
Cap Rate 9%
$91,700
$91.7K
Market Conditions
NOI Build-Up for 982 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
$12.6K $12.84/SF
− Vacancy
−$820 −$0.83/SF
EGI
$11.8K $12.01/SF
− OpEx
−$3.5K −$3.60/SF
NOI
$8.3K $8.40/SF
Area
Pulaski County, AR
Vacancy
6.50%
Lease Rate
$12.84 /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%
$165,060
Cap Rate 7%
$117,900
Cap Rate 9%
$91,700
Alternative Uses
Best Use
Multifamily LT 5
$117.9K
$103.2K – $137.6K
NOI $8,253 @ 7.0% cap · market cap 6.94%
Second Best
Apartment 5plus
$105.5K
$92.3K – $123.1K
NOI $7,387 @ 7.0% cap · market cap 6.21%
Theoretical Best
Specialty Retail
$187.3K
$163.9K – $218.5K
NOI $13,112 @ 7.0% cap · market cap 11.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
301
Businesses Nearby
Explore this area
Business Placement
Demographics for 72120, AR
34,784
Population
15,216
Households
2.3
Avg Household Size
41
Median Age
35%
College-Educated
95%
High-School Grad
54.2 sq mi
ZIP Area
642
Density / Sq Mi
$75,853
Median Household Income
$48,453
Median Earnings
$1,026
Median Rent
$189,400
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 - Updated two-level residence with refreshed baths, kitchen improvements, assigned parking, and a fully fenced outdoor area.
Where is this duplex located?
The property is located at 1 Shelby Road Sherwood, AR.
What is the asking price?
The asking price for this property is $118,900.
What are key features of this property?
This property features: 982 SF duplex with two bedrooms and three bathrooms; Updated kitchen with stainless appliances, new countertops, lower cabinets, disposal, and vent hood; Renovated bathrooms include new fixtures, vanities, and an upstairs tiled shower
