Full-Brick Duplex with
For Sale
$449,999
1158-1160 N Boxley Ave, Fayetteville, AR 72704
Full-brick duplex with matching layouts and private garages on each side.
Property Size2,776 SF
Price / SF$162.10
Days on Market26
Property Features for 1158-1160 N Boxley Ave
General Information
Standard status
Active
Size
2,776 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
2
Building Details
Year Built
1996
Buildings
1
Construction
full-brick
Listing Agency:
Landmark Real Estate and Investment LLC
Listed By:
Aaron Hawes · License #EB00075426
(479) 935-4050
Source:
Thebesthomeprice
Added: Aug 8
Changed: Aug 29
Last Checked: Sep 1 at 9:28PM
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 Landmark Real Estate and Investment LLC
Investment Insights
Based on property information with market context.
Built in 1996, this full-brick duplex contains approximately 2,776 square feet with two matching residences. Each side offers three bedrooms, two bathrooms, and a private two-car garage, creating a consistent layout across the property.
The property is located at 1158-1160 N Boxley Ave in Fayetteville, right off Wedington Drive. The University of Arkansas, local dining, and I-49 are nearby. The configuration supports traditional landlording, student housing, or an owner-occupant arrangement with one residence next door to the other.
The property is located at 1158-1160 N Boxley Ave in Fayetteville, right off Wedington Drive. The University of Arkansas, local dining, and I-49 are nearby. The configuration supports traditional landlording, student housing, or an owner-occupant arrangement with one residence next door to the other.
Key Highlights
- Full‑brick duplex with approximately 2,776 square feet
- Two matching units, each with 3 bedrooms and 2 bathrooms
- Private 2‑car garage for each side
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
$24,982
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
5.55%
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%
$499,640
$499.6K
Cap Rate 7%
$356,886
$356.9K
Cap Rate 9%
$277,578
$277.6K
Market Conditions
NOI Build-Up for 2,776 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
$38.3K $13.80/SF
− Vacancy
−$2.6K −$0.94/SF
EGI
$35.7K $12.86/SF
− OpEx
−$10.7K −$3.86/SF
NOI
$25.0K $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%
$499,640
Cap Rate 7%
$356,886
Cap Rate 9%
$277,578
Alternative Uses
Best Use
Multifamily LT 5
$356.9K
$312.3K – $416.4K
NOI $24,982 @ 7.0% cap · market cap 5.55%
Second Best
Apartment 5plus
$315.8K
$276.3K – $368.4K
NOI $22,103 @ 7.0% cap · market cap 4.91%
Theoretical Best
Office A
$745.1K
$652.0K – $869.3K
NOI $52,159 @ 7.0% cap · market cap 11.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
141
Businesses Nearby
Explore this area
Business Placement
Demographics for 72704, AR
31,145
Population
14,098
Households
2.2
Avg Household Size
31
Median Age
55%
College-Educated
96%
High-School Grad
77.0 sq mi
ZIP Area
404
Density / Sq Mi
$88,991
Median Household Income
$51,341
Median Earnings
$1,163
Median Rent
$301,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Full-brick duplex with matching layouts and private garages on each side.
Where is this duplex located?
The property is located at 1158-1160 N Boxley Ave Fayetteville, AR.
What is the asking price?
The asking price for this property is $449,999.
What are key features of this property?
This property features: Full‑brick duplex with approximately 2,776 square feet; Two matching units, each with 3 bedrooms and 2 bathrooms; Private 2‑car garage for each side
