Duplex with HVAC Replaced in
For Sale
Under Contract
$179,900
105 & 107 E 4th Street, Ward, AR 72176
MULTI_FAMILY - Ward, AR
Property Size1,537 SF
Lot Size0.28 Acres
Price / SF$117.05
Days on Market81
Property Features for 105 & 107 E 4th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Bedroom 1, Bedroom 2, Bathroom 1, Bedroom 3
Patio and Porch features
Porch
Interior features
Washer Connection, Dryer Connection-Electric, Hot Water Heater-Electric, Smoke Detector, Fan - Ceiling
Exterior features
Porch
Appliances
Free-Standing Stove, Dishwasher, Free-Standing Stove, Dishwasher
Subdivision
OT Ward
Lot features
Level
Directions
Head northeast on 2nd St. towards Moore St. Turn right onto 4th Street. Destination will be on the right.
Standard status
Active Under Contract
APN
800-01901-001
Size
1,537 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Description
See Survey for full legal
Tax Annual Amount
925
Legal Description
See Survey for full legal
Building Details
Year built
1996
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Carpet - Partial, Laminate, Tile, Concrete
Roof type
Shingle
Architectural style
Other
Listing Agency:
MVP Real Estate
(501) 459-6871
Listed By:
Laura Casteel
(501) 733-1602
Added: Jun 1
Changed: Aug 18
Last Checked: Aug 20 at 9:06AM
MLS# 26021979
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 duplex at 105 & 107 E 4th Street in Ward is set up as two separate units. Each unit provides two bedrooms and one bathroom, with its own parking and outdoor space. The interior includes washer and dryer connections, an electric hot water heater, ceiling fans, and smoke detectors, along with a mix of vinyl, carpet, concrete, tile, and laminate flooring. A porch is included on the exterior. The property was built in 1996 and has shingle roofing.
Recent improvements include a new roof within the last 2–3 years and HVAC replacement in 2021. The duplex is located in the Cabot School District.
The units are currently fully occupied. Tenant-occupied showings require 24-hour notice.
Recent improvements include a new roof within the last 2–3 years and HVAC replacement in 2021. The duplex is located in the Cabot School District.
The units are currently fully occupied. Tenant-occupied showings require 24-hour notice.
Key Highlights
- Duplex with two units, each offering two bedrooms and one bathroom
- HVAC replaced in 2021
- New roof completed within the last 2–3 years
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
$14,029
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
7.80%
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%
$280,580
$280.6K
Cap Rate 7%
$200,414
$200.4K
Cap Rate 9%
$155,878
$155.9K
Market Conditions
NOI Build-Up for 1,537 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
$21.2K $13.80/SF
− Vacancy
−$1.2K −$0.76/SF
EGI
$20.0K $13.04/SF
− OpEx
−$6.0K −$3.91/SF
NOI
$14.0K $9.13/SF
Area
Lonoke County, AR
Vacancy
5.51%
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%
$280,580
Cap Rate 7%
$200,414
Cap Rate 9%
$155,878
Alternative Uses
Best Use
Multifamily LT 5
$200.4K
$175.4K – $233.8K
NOI $14,029 @ 7.0% cap · market cap 7.80%
Second Best
Apartment 5plus
$177.5K
$155.3K – $207.1K
NOI $12,423 @ 7.0% cap · market cap 6.91%
Theoretical Best
Office A
$312.9K
$273.8K – $365.1K
NOI $21,906 @ 7.0% cap · market cap 12.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
129
Businesses Nearby
Explore this area
Business Placement
Demographics for 72176, AR
9,418
Population
3,598
Households
2.6
Avg Household Size
34
Median Age
18%
College-Educated
88%
High-School Grad
70.4 sq mi
ZIP Area
134
Density / Sq Mi
$77,511
Median Household Income
$45,962
Median Earnings
$995
Median Rent
$165,000
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 - Fully occupied duplex with two units, each with its own parking and outdoor space, plus HVAC replaced in 2021.
Where is this duplex located?
The property is located at 105 & 107 E 4th Street Ward, AR.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: Duplex with two units, each offering two bedrooms and one bathroom; HVAC replaced in 2021; New roof completed within the last 2–3 years
