Newly Built 5-Unit Multifamily
For Sale
$658,000
10 25th ST, Van Buren, AR 72956
Multifamily, Van Buren, AR
Property Size5,900 SF
Lot Size0.47 Acres
Price / SF$111.53
Days on Market1034
Property Features for 10 25th ST
General Information
Property type
Residential Multi Family
Property subtype
Other
Subdivision
Boatright Add
Lot features
Cleared
Elementary school district
Van Buren
Middle school district
Van Buren
High school district
Van Buren
Directions
Take Main St east to Kibler Rd and turn right. Follow to S 25th and turn right. Property will be on the right.
Standard status
Active
APN
700-01366-000
Size
5,900 SF
Lot size
0.47 Acres
Taxes and HOA fees
Tax Description
TAX ID 700-01366-000
Tax Annual Amount
5400
Legal Description
TAX ID 700-01366-000
Utilities
Heating system
Electric (Heating)
Cooling system
Electric
Building Details
Year built
2024
Floors in Building
2
Number of units
5
Flooring type
Concrete
Roof type
Shingle
Listing Agency:
O'Neal Real Estate
(479) 739-8087
Listed By:
Aaron O'Neal · License #155637
(918) 774-5743
Added: Oct 23, 2023
Changed: Aug 19
Last Checked: Aug 21 at 10:06PM
MLS# 1068431
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.
Newly constructed 5-unit multifamily property in Van Buren featuring four town homes and one single-family home. Each town home offers three bedrooms and two bathrooms and is built on 1,250 sq ft. The fifth unit is a 900 sq ft single-family home. Flooring is concrete, and the roof is shingle.
The property sits on a 0.47-acre lot, with lots of green space on site. Heating and cooling are electric, and tenants pay all utilities.
Designed for low-maintenance living, the setup combines town home layouts with a single-family option within one cohesive property.
The property sits on a 0.47-acre lot, with lots of green space on site. Heating and cooling are electric, and tenants pay all utilities.
Designed for low-maintenance living, the setup combines town home layouts with a single-family option within one cohesive property.
Key Highlights
- 2024‑built 5‑unit multifamily property with four town homes and one single‑family home
- Four 3‑bed, 2‑bath town homes, each 1,250 sq ft
- One 900 sq ft single‑family home as the fifth 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
$36,292
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
5.52%
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%
$725,840
$725.8K
Cap Rate 7%
$518,457
$518.5K
Cap Rate 9%
$403,244
$403.2K
Market Conditions
NOI Build-Up for 5,900 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
$70.8K $12.00/SF
− Vacancy
−$4.8K −$0.82/SF
EGI
$66.0K $11.18/SF
− OpEx
−$29.7K −$5.03/SF
NOI
$36.3K $6.15/SF
Area
Crawford County, AR
Vacancy
6.80%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
45.00%
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%
$725,840
Cap Rate 7%
$518,457
Cap Rate 9%
$403,244
Alternative Uses
Best Use
Apartment 5plus
$518.5K
$453.7K – $604.9K
NOI $36,292 @ 7.0% cap · market cap 5.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.13M
$989.8K – $1.32M
NOI $79,183 @ 7.0% cap · market cap 12.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
433
Businesses Nearby
Explore this area
Business Placement
Demographics for 72956, AR
33,870
Population
14,119
Households
2.4
Avg Household Size
39
Median Age
19%
College-Educated
87%
High-School Grad
103.8 sq mi
ZIP Area
326
Density / Sq Mi
$60,387
Median Household Income
$33,894
Median Earnings
$825
Median Rent
$177,100
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?
Multifamily property - 2024-built multifamily with four 3-bed town homes and one single-family home, plus electric heat and cooling.
Where is this multifamily property located?
The property is located at 10 25th ST Van Buren, AR.
What is the asking price?
The asking price for this property is $658,000.
What are key features of this property?
This property features: 2024‑built 5‑unit multifamily property with four town homes and one single‑family home; Four 3‑bed, 2‑bath town homes, each 1,250 sq ft; One 900 sq ft single‑family home as the fifth unit
