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    Fayetteville Duplex Investment Opportunity Title is generated by Realmo AI

    101 & 103 E Adobe Street, Fayetteville, AR 72703

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    Claim this Listing
    For Sale
    $315,000

    Remodeled duplex near amenities, ideal for investment.

    Type:Multi Family
    Property size:
    1,944 SF
    Price / SF:
    $162/SF
    Added:
    Sep 2, 2025
    Days on Market:
    275
    Last Refresh:
    Apr 8 at 1:03 am

    Property Features for 101 & 103 E Adobe Street

    General Information

    Standard status
    Active
    Size
    1,944 SF
    Property subtype
    Multi Family

    Building Details

    Year Built
    1982

    We can help!

    Listing Contact
    Heather Miley

    Listing agent Heather Miley License #SA00088352

    Listing office Keller Williams Market Pro Realty

    Listing date Sep 2, 2025

    Source Exitrealty

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Market Pro Realty

    HighLights

    • Remodeled duplex with updated flooring, paint, refinished cabinets, countertops, and new lighting & plumbing fixtures.
    • New kitchen appliances including refrigerator, dishwasher, and range.
    • Centrally located minutes from I‑49, Hwy 71B, UofA, schools, shopping, and restaurants.
    • Washer/dryer hookups in both units.
    • One unit features a new patio slider.
    • One unit has newer Heat and Air units.

    Overview

    This duplex, located in Fayetteville, presents an investment opportunity. Each side features a remodeled 2-bedroom, 1-bathroom layout. Updates include new flooring, paint, refinished cabinets, countertops, and new lighting and plumbing fixtures. Kitchen appliances, including a refrigerator, dishwasher, and range, are also new. Washer and dryer hookups are available. The left side includes a new patio slider. The right side has newer heat and air units. The property is centrally located minutes away from I-49 and Hwy 71B, with proximity to bus routes, the University of Arkansas, schools, shopping, restaurants, and other Fayetteville amenities. The property size is 1944 square feet.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $26.8k $13.80
    − Vacancy −$1.8k −$0.94
    EGI $25.0k $12.86
    − OpEx −$7.5k −$3.86
    NOI $17.5k $9.00
    1,944 SF · lease $13.80/SF/yr · vacancy 6.84% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $249.9K
    $218.7K – $291.6K (±1% cap)
    NOI $17,495 @ 7.0% cap · market cap 5.55%
    Second Best
    Apartment 5plus
    $221.1K
    $193.5K – $258.0K (±1% cap)
    NOI $15,479 @ 7.0% cap · market cap 4.91%
    Theoretical Best
    Office A
    $521.8K
    $456.6K – $608.8K (±1% cap)
    NOI $36,526 @ 7.0% cap · market cap 11.60%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Trinity Multifamily Villa Apartment Building

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Hair Salon Dental Office Nail Salon Building Supply Daycare Center Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Fayetteville
    County
    Washington
    State
    Arkansas
    Longitude
    -94.1562019
    Latitude
    36.1008759

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    FAQs

    What type of property is this?
    Duplex - Remodeled duplex near amenities, ideal for investment.
    Where is this duplex located?
    The property is located at 101 & 103 E Adobe Street Fayetteville, AR.
    What is the asking price?
    The asking price for this property is $315,000.
    What are key features of this property?
    This property features: Remodeled duplex with updated flooring, paint, refinished cabinets, countertops, and new lighting & plumbing fixtures.; New kitchen appliances including refrigerator, dishwasher, and range.; Centrally located minutes from I‑49, Hwy 71B, UofA, schools, shopping, and restaurants.
    (479) 409-0408
    We can help!
    Listing Contact
    Heather Miley
    Real Estate License ID: SA00088352
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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