Two-Story New Construction
For Sale
$350,000
120 N Arthur St, El Dorado, KS 67042
Residential Income, El Dorado, KS
Property Size2,110 SF
Lot Size0.10 Acres
Price / SF$165.88
Days on Market28
Property Features for 120 N Arthur St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Parking
2
Elementary school
Blackmore
Middle school
El Dorado
High school
El Dorado
Elementary school district
El Dorado School District (USD 490)
Middle school district
El Dorado School District (USD 490)
High school district
El Dorado School District (USD 490)
Directions
From Central (US 254) and N Haverhill Rd, travel East on Central to N Arthur St. Turn North (lefT) onto N. Arthur St.
Subdivision
SCKMLS
Standard status
Active
APN
008-212-03-0-10-33-004.00-0
Size
2,110 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
KING'S 1ST ADD TO EL, S03, T26, R05E, N10; LTS 28, 29
Tax Annual Amount
5125
Legal Description
KING'S 1ST ADD TO EL, S03, T26, R05E, N10; LTS 28, 29
Utilities
Heating system
Forced Air
Cooling system
Electric
Water source
Public
Building Details
Year built
2026
Number of units
2
Building materials
Frame
Roof type
Composition
Listing Agency:
Real Broker, LLC
(855) 450-0442
Listed By:
David Sowden
(316) 708-2629
Added: Aug 25
Changed: Sep 14
Last Checked: Sep 21 at 10:06PM
MLS# 679055
Copyright © 2026 South Central Kansas 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.
Under construction at 120 N Arthur St, this planned duplex will contain 2,110 square feet across two levels, with one 1,055-square-foot residence on each floor. The completed property is designed for six bedrooms and four bathrooms, divided evenly between the two private units. Each residence will have its own entrance, central heating and air conditioning, washer and dryer hookups, and on-site parking.
Interior plans call for open kitchen and dining areas, shaker-style cabinets, tile backsplashes, wood-look flooring, recessed lighting, black fixtures, and bathrooms with full tub and shower combinations. Exterior plans include contrasting siding, angular rooflines, tall windows, a covered entry, and accent lighting. The property is served by public water and is scheduled for construction in El Dorado, Kansas, with a composition roof and frame construction.
Interior plans call for open kitchen and dining areas, shaker-style cabinets, tile backsplashes, wood-look flooring, recessed lighting, black fixtures, and bathrooms with full tub and shower combinations. Exterior plans include contrasting siding, angular rooflines, tall windows, a covered entry, and accent lighting. The property is served by public water and is scheduled for construction in El Dorado, Kansas, with a composition roof and frame construction.
Key Highlights
- 2,110 total square feet with 1,055 square feet in each residence
- Six‑bedroom, four‑bathroom duplex configuration
- Two private units, each with its own entrance
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
$17,642
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
5.04%
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%
$352,840
$352.8K
Cap Rate 7%
$252,029
$252.0K
Cap Rate 9%
$196,022
$196.0K
Market Conditions
NOI Build-Up for 2,110 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
$26.6K $12.60/SF
− Vacancy
−$1.4K −$0.66/SF
EGI
$25.2K $11.94/SF
− OpEx
−$7.6K −$3.58/SF
NOI
$17.6K $8.36/SF
Area
Butler County, KS
Vacancy
5.20%
Lease Rate
$12.60 /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%
$352,840
Cap Rate 7%
$252,029
Cap Rate 9%
$196,022
Alternative Uses
Best Use
Multifamily LT 5
$252.0K
$220.5K – $294.0K
NOI $17,642 @ 7.0% cap · market cap 5.04%
Second Best
Apartment 5plus
$232.5K
$203.4K – $271.2K
NOI $16,273 @ 7.0% cap · market cap 4.65%
Theoretical Best
Office A
$447.9K
$392.0K – $522.6K
NOI $31,356 @ 7.0% cap · market cap 8.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
370
Businesses Nearby
Explore this area
Business Placement
Demographics for 67042, KS
17,458
Population
7,342
Households
2.4
Avg Household Size
38
Median Age
24%
College-Educated
91%
High-School Grad
258.2 sq mi
ZIP Area
68
Density / Sq Mi
$56,633
Median Household Income
$37,251
Median Earnings
$868
Median Rent
$133,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Planned multifamily property with two private residences, individual entrances, central HVAC, and on-site parking.
Where is this duplex located?
The property is located at 120 N Arthur St El Dorado, KS.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 2,110 total square feet with 1,055 square feet in each residence; Six‑bedroom, four‑bathroom duplex configuration; Two private units, each with its own entrance
