Duplex With Converted Garage Living
For Sale
$430,000
Pending
10871 Brady Road, Prairie Grove, AR 72753
MULTI_FAMILY - Other - Prairie Grove, AR
Property Size2,200 SF
Lot Size1.00 Acre
Days on Market123
Property Features for 10871 Brady Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bedroom 1, Bedroom 2, Bathroom 2, Bathroom 1
Security features
Security
Window features
Vinyl Frames
Patio and Porch features
Patio
Exterior features
UnpavedDriveway
Appliances
ElectricRange, ElectricWaterHeater, Disposal, RangeHood, Washer
Subdivision
DREAM IT LIVE IT
Lot features
Central Business District, Cleared, City Lot, Level, Not In Subdivision, Near Park, Open Lot
Elementary school district
Prairie Grove
Middle school district
Prairie Grove
High school district
Prairie Grove
Directions
Prairie Grove Heritage Parkway/HWY 62 to 170, to Brady to property. pindrop is avail.
Standard status
Pending
APN
805-20331-850
Size
2,200 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Description
PT OF SW/4 OF SW/4 S4-T15N-R31W
Tax Annual Amount
2659
Legal Description
PT OF SW/4 OF SW/4 S4-T15N-R31W
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2003
Floors in Building
1
Number of units
2
Flooring type
Carpet, Tile
Building materials
Brick
Roof type
Shingle
Architectural style
Other
Listing Agency:
Realty Mart
(479) 640-1234
Listed By:
Kaci Johnson · License #EB00059061
(479) 903-3002
Added: Apr 20
Changed: Aug 3
Last Checked: Aug 20 at 5:06PM
MLS# 1343574
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.
Duplex (both sides) offered as two units. Each side includes appliances, including a refrigerator and washer/dryer, and is configured as a 3-bedroom, 2-full-bath home. The garage has been converted into living space for an additional bedroom with window and closet space, with that space integrated within the laundry area.
The property sits on 1 acre and includes public water and a septic system with updates. Exterior improvements include a recently replaced roof and gutters. Construction is brick, with central heating and central air, carpet and tile flooring, and a patio. Built in 2003, the duplex is located at 10871 Brady Road in Prairie Grove, AR.
The property sits on 1 acre and includes public water and a septic system with updates. Exterior improvements include a recently replaced roof and gutters. Construction is brick, with central heating and central air, carpet and tile flooring, and a patio. Built in 2003, the duplex is located at 10871 Brady Road in Prairie Grove, AR.
Key Highlights
- Duplex offered as two sides, each with appliances including refrigerator and washer/dryer
- Each side is a 3‑bedroom, 2‑full‑bath layout, with a converted garage adding an extra bedroom
- Garage conversion provides additional bedroom with window and closet space within the laundry area
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
$19,798
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
4.60%
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%
$395,960
$396.0K
Cap Rate 7%
$282,829
$282.8K
Cap Rate 9%
$219,978
$220.0K
Market Conditions
NOI Build-Up for 2,200 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
$30.4K $13.80/SF
− Vacancy
−$2.1K −$0.94/SF
EGI
$28.3K $12.86/SF
− OpEx
−$8.5K −$3.86/SF
NOI
$19.8K $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%
$395,960
Cap Rate 7%
$282,829
Cap Rate 9%
$219,978
Alternative Uses
Best Use
Multifamily LT 5
$282.8K
$247.5K – $330.0K
NOI $19,798 @ 7.0% cap · market cap 4.60%
Second Best
Apartment 5plus
$250.2K
$219.0K – $292.0K
NOI $17,517 @ 7.0% cap · market cap 4.07%
Theoretical Best
Office A
$590.5K
$516.7K – $688.9K
NOI $41,336 @ 7.0% cap · market cap 9.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
44
Businesses Nearby
Explore this area
Business Placement
Demographics for 72753, AR
10,525
Population
4,078
Households
2.6
Avg Household Size
37
Median Age
20%
College-Educated
92%
High-School Grad
89.2 sq mi
ZIP Area
118
Density / Sq Mi
$64,701
Median Household Income
$40,264
Median Earnings
$911
Median Rent
$227,900
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 - Duplex on 1 acre with public water, septic system updates, central HVAC, and a patio; converted garage adds a bedroom.
Where is this duplex located?
The property is located at 10871 Brady Road Prairie Grove, AR.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: Duplex offered as two sides, each with appliances including refrigerator and washer/dryer; Each side is a 3‑bedroom, 2‑full‑bath layout, with a converted garage adding an extra bedroom; Garage conversion provides additional bedroom with window and closet space within the laundry area
