Full-Brick Duplex with Private 2-Car
For Sale
$449,999
1158-1160 N Boxley Avenue, Fayetteville, AR 72704
MULTI_FAMILY - Fayetteville, AR
Property Size2,776 SF
Lot Size0.23 Acres
Price / SF$162.10
Days on Market101
Property Features for 1158-1160 N Boxley Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 3, Bedroom 5, Bedroom 6, Bathroom 4, Bedroom 1, Bathroom 2, Bedroom 2
Parking features
Open, Garage
Exterior features
ConcreteDriveway
Fencing
Fenced, Privacy
Fireplace
1
Appliances
Dishwasher, ElectricRange, GasWaterHeater, Refrigerator
Subdivision
Fieldstone
Lot features
Level, Near Park, Subdivision
Directions
W on Wedington Dr to N Carlsbad Trace to W Franciscan Trail to Boxley Ave
Standard status
Active
APN
765-19223-000
Size
2,776 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Description
Lots 33a-b
Tax Annual Amount
2592
Legal Description
Lots 33a-b
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1996
Floors in Building
1
Number of units
2
Flooring type
Carpet, Laminate, Vinyl
Building materials
Brick
Roof type
Shingle
Listing Agency:
Landmark Real Estate and Investment LLC
(479) 935-4050
Listed By:
Aaron Hawes · License #EB00075426
(479) 879-2895
Added: May 15
Changed: Aug 2
Last Checked: Aug 23 at 4:06PM
MLS# 1345430
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.
This full-brick duplex at 1158-1160 N Boxley Avenue offers a low-maintenance income setup with 2,776+/- sq ft and two identical layouts. Built in 1996, each side features 3 bedrooms and 2 bathrooms, plus a private 2-car garage. The homes are equipped with central heating and central air, include a fireplace, and provide an in-home appliance package with dishwasher, electric range, refrigerator, and a gas water heater. Flooring includes carpet, laminate, and vinyl, and the roof is shingle.
The property sits on a 0.23-acre lot with a concrete driveway and fenced, privacy fencing. Parking includes open parking and the private garage for each side.
Located right off Wedington Drive in Fayetteville, the duplex is positioned for convenient daily access near the University of Arkansas, local dining, and quick I-49 access.
The property sits on a 0.23-acre lot with a concrete driveway and fenced, privacy fencing. Parking includes open parking and the private garage for each side.
Located right off Wedington Drive in Fayetteville, the duplex is positioned for convenient daily access near the University of Arkansas, local dining, and quick I-49 access.
Key Highlights
- 2,776+/- sq ft full‑brick duplex on 0.23‑acre lot
- Built in 1996 with shingle roof and fenced privacy
- Identical layout on both sides: 3 bedrooms and 2 bathrooms
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
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway 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
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex offers 3-bedroom, 2-bath units on each side with central heat/air, a fireplace, and private 2-car garage parking.
Where is this duplex located?
The property is located at 1158-1160 N Boxley Avenue 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: 2,776+/- sq ft full‑brick duplex on 0.23‑acre lot; Built in 1996 with shingle roof and fenced privacy; Identical layout on both sides: 3 bedrooms and 2 bathrooms
