Updated Side-by-Side
For Sale
$518,000
118 Fox Run Place, Lowell, AR 72745
Residential, Lowell, AR
Property Size2,976 SF
Lot Size0.31 Acres
Price / SF$174.06
Days on Market139
Property Features for 118 Fox Run Place
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bedroom 1, Bathroom 3, Bathroom 4, Bathroom 1, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 6
Parking features
Garage, Open
Window features
Vinyl Frames
Exterior features
ConcreteDriveway
Appliances
Dishwasher, ElectricRange, Disposal, GasWaterHeater, Microwave
Subdivision
Fox Run Sub Lowell
Lot features
Cul De Sac, City Lot, Level, Near Park, Subdivision
Elementary school district
Rogers
Middle school district
Rogers
High school district
Rogers
Directions
From I-49 take West Monroe Exit East about a half mile just before 71B turn left from left turning lane into Fox Run. Duplex will be on the left.
Standard status
Active
APN
12-00725-000
Size
2,976 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Description
Lot 3 Block 0 Fox Run Sub Lowell
Tax Annual Amount
2474
Legal Description
Lot 3 Block 0 Fox Run Sub Lowell
Utilities
Heating system
Central, Natural Gas
Cooling system
Central Air, Electric
Amenities
courtyard
pergola
Building Details
Year built
1993
Floors in Building
1
Number of units
2
Flooring type
Tile, Vinyl
Building materials
Brick
Roof type
Shingle
Listing Agency:
Dick Weaver And Associate Inc
Listed By:
Michael Simmons · License #PB00082816
(479) 721-1102
Added: May 7
Changed: Sep 12
Last Checked: Sep 22 at 5:06AM
MLS# 1344524
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 side-by-side duplex contains 2,976 square feet across two separately metered residences, each with three bedrooms and two full bathrooms. Built in 1993, the property has brick construction, shingle roofing, central heating and cooling, garages, open parking, and concrete driveway access. Both units have received updates including flooring, interior and exterior lighting, bathroom fixtures, insulation, doors, gutters, and roof work.
The 0.31-acre setting includes a gated landscaped courtyard, pergola-covered walkway, wood fencing, and separate outdoor areas. Unit A includes a full-length covered patio, bar, new furnace as of 2025, and updated garage door opener with springs. Unit B features high-efficiency double-pane vinyl windows, a patio cover, and an accessible bathing fixture. The property is approximately 15 minutes from the Bentonville Walmart Campus and is near schools, trails, and shopping.
The 0.31-acre setting includes a gated landscaped courtyard, pergola-covered walkway, wood fencing, and separate outdoor areas. Unit A includes a full-length covered patio, bar, new furnace as of 2025, and updated garage door opener with springs. Unit B features high-efficiency double-pane vinyl windows, a patio cover, and an accessible bathing fixture. The property is approximately 15 minutes from the Bentonville Walmart Campus and is near schools, trails, and shopping.
Key Highlights
- 2,976‑square‑foot duplex on 0.31 acres
- Two side‑by‑side units, each with 3 bedrooms and 2 full bathrooms
- Separate utility metering for each residence
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
$27,164
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
5.24%
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%
$543,280
$543.3K
Cap Rate 7%
$388,057
$388.1K
Cap Rate 9%
$301,822
$301.8K
Market Conditions
NOI Build-Up for 2,976 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
$41.1K $13.80/SF
− Vacancy
−$2.3K −$0.76/SF
EGI
$38.8K $13.04/SF
− OpEx
−$11.6K −$3.91/SF
NOI
$27.2K $9.13/SF
Area
Benton County, AR
Vacancy
5.51%
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%
$543,280
Cap Rate 7%
$388,057
Cap Rate 9%
$301,822
Alternative Uses
Best Use
Multifamily LT 5
$388.1K
$339.6K – $452.7K
NOI $27,164 @ 7.0% cap · market cap 5.24%
Second Best
Apartment 5plus
$346.3K
$303.0K – $404.0K
NOI $24,238 @ 7.0% cap · market cap 4.68%
Theoretical Best
Office A
$817.8K
$715.6K – $954.1K
NOI $57,248 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
678
Businesses Nearby
Explore this area
Business Placement
Demographics for 72745, AR
13,371
Population
5,324
Households
2.5
Avg Household Size
35
Median Age
26%
College-Educated
85%
High-School Grad
31.8 sq mi
ZIP Area
420
Density / Sq Mi
$88,958
Median Household Income
$49,144
Median Earnings
$1,119
Median Rent
$255,700
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two independently metered residences offer three bedrooms and two full bathrooms per unit.
Where is this duplex located?
The property is located at 118 Fox Run Place Lowell, AR.
What is the asking price?
The asking price for this property is $518,000.
What are key features of this property?
This property features: 2,976‑square‑foot duplex on 0.31 acres; Two side‑by‑side units, each with 3 bedrooms and 2 full bathrooms; Separate utility metering for each residence
