Brick Duplex with Two-Car
For Sale
$449,999
1158-1160 N Boxley Avenue, Fayetteville, AR 72704
Residential, Fayetteville, AR
Property Size2,776 SF
Lot Size0.23 Acres
Price / SF$162.10
Days on Market143
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 5, Bedroom 3, Bedroom 1, Bathroom 4, Bathroom 2, Bathroom 1, Bedroom 4, Bedroom 6, Bedroom 2, Bathroom 3
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: Sep 14
Last Checked: Oct 4 at 7:06PM
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.
Built in 1996, this full-brick duplex contains 2,776 square feet on a 0.23-acre lot. Both residences share the same layout, with three bedrooms, two bathrooms, and a private two-car garage per side. Interior features include vinyl, carpet, and laminate flooring, central heating and central air, fireplaces, fenced privacy areas, and kitchens equipped with dishwashers, electric ranges, refrigerators, and gas water heaters.
The property is located just off Wedington Drive in Fayetteville, with the University of Arkansas, local dining, and I-49 access nearby. Its two-unit configuration supports traditional rental operations, student housing, or owner occupancy of one residence alongside rental use of the other.
The property is located just off Wedington Drive in Fayetteville, with the University of Arkansas, local dining, and I-49 access nearby. Its two-unit configuration supports traditional rental operations, student housing, or owner occupancy of one residence alongside rental use of the other.
Key Highlights
- 2,776+/- sq ft full‑brick duplex on 0.23 acres
- Two identical units, each with 3 bedrooms and 2 bathrooms
- Each side includes a private 2‑car garage
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
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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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two matching units offer three bedrooms, two bathrooms, and private garage parking for residential rental use.
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 acres; Two identical units, each with 3 bedrooms and 2 bathrooms; Each side includes a private 2‑car garage
