Remodeled 4-Unit
For Sale
$659,900
11048 Orpha Rd, Farmington, AR 72730
Four updated residences offer distinct layouts, private outdoor spaces, and shared grounds in a wooded setting.
Property Size4,400 SF
Lot Size1.50 Acres
Price / SF$149.98
Days on Market28
Property Features for 11048 Orpha Rd
General Information
Standard status
Active
Size
4,400 SF
Lot size
1.50 Acres
Property subtype
Multi-Family
Site & Location
Road Access
Yes
Utilities to Site
Yes
Additional Details
Gross Income
$55,800
Multifamily Units
4
Amenities
private deck or patio
shared outdoor gathering area
circular drive
Building Details
Year Built
1975
Listing Agency:
Small Fee Realty
(479) 857-6273
Listed By:
Nicole Miller · License #PB00096798
Source:
Thesummithometeam
Added: Aug 3
Changed: Aug 29
Last Checked: Aug 25 at 5:44AM
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 Small Fee Realty
Investment Insights
Based on property information with market context.
This four-unit residential property, built in 1975 and remodeled with updated finishes, includes 4,400 square feet across four residences with individual layouts. Each unit has luxury vinyl or tile flooring and a private deck or patio. The property also includes an attached 2-car garage and a 10x12 storage building, both currently used by the owner.
Set on 1.5 acres at 11048 Orpha Rd in Farmington, the property occupies a private setting at the end of a quiet road, with woods along three sides and privacy fencing on the remaining side. Shared outdoor gathering space and a large circular drive serve the units. The property is in the Prairie Grove School District and has Washington County water, septic with a grinder pump to city sewer, and a metal roof.
Set on 1.5 acres at 11048 Orpha Rd in Farmington, the property occupies a private setting at the end of a quiet road, with woods along three sides and privacy fencing on the remaining side. Shared outdoor gathering space and a large circular drive serve the units. The property is in the Prairie Grove School District and has Washington County water, septic with a grinder pump to city sewer, and a metal roof.
Key Highlights
- 4,400‑square‑foot quadplex with 4 residential units
- Remodeled property built in 1975 with updated finishes
- Each unit includes luxury vinyl or tile flooring and a private deck or patio
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
$39,597
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
6.00%
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%
$791,940
$791.9K
Cap Rate 7%
$565,671
$565.7K
Cap Rate 9%
$439,967
$440.0K
Market Conditions
NOI Build-Up for 4,400 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
$60.7K $13.80/SF
− Vacancy
−$4.2K −$0.94/SF
EGI
$56.6K $12.86/SF
− OpEx
−$17.0K −$3.86/SF
NOI
$39.6K $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%
$791,940
Cap Rate 7%
$565,671
Cap Rate 9%
$439,967
Alternative Uses
Best Use
Multifamily LT 5
$565.7K
$495.0K – $660.0K
NOI $39,597 @ 7.0% cap · market cap 6.00%
Second Best
Apartment 5plus
$500.5K
$437.9K – $583.9K
NOI $35,034 @ 7.0% cap · market cap 5.31%
Theoretical Best
Office A
$1.18M
$1.03M – $1.38M
NOI $82,672 @ 7.0% cap · market cap 12.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Explore this area
Business Placement
Demographics for 72730, AR
9,624
Population
4,017
Households
2.4
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
20.8 sq mi
ZIP Area
463
Density / Sq Mi
$88,780
Median Household Income
$45,652
Median Earnings
$1,225
Median Rent
$244,900
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?
Quadplex - Four updated residences offer distinct layouts, private outdoor spaces, and shared grounds in a wooded setting.
Where is this quadplex located?
The property is located at 11048 Orpha Rd Farmington, AR.
What is the asking price?
The asking price for this property is $659,900.
What are key features of this property?
This property features: 4,400‑square‑foot quadplex with 4 residential units; Remodeled property built in 1975 with updated finishes; Each unit includes luxury vinyl or tile flooring and a private deck or patio
