Two-Unit
New
For Sale
$350,000
1209 Carlsbad Trace 1209 & 1211, Fayetteville, AR 72704
Two separate two-bedroom layouts offer flexibility for residential occupancy or rental use.
Property Size1,763 SF
Price / SF$198.53
Days on Market6
Property Features for 1209 Carlsbad Trace 1209 & 1211
General Information
Standard status
Active
Size
1,763 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
1981
Listing Agency:
PAK Home Realty
Listed By:
Abdi Jaimes-Reyes · License #SA00074400
(479) 721-8029
Source:
Thebesthomeprice
Added: Sep 22
Changed: Sep 23
Last Checked: Sep 26 at 12:34PM
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 PAK Home Realty
Investment Insights
Based on property information with market context.
This 1981 duplex contains two units, each arranged with two bedrooms and one bathroom. The building totals 1,763 square feet and is located at 1209 Carlsbad Trace, with the property address also identifying 1209 and 1211.
The Fayetteville property is near I-49, Wedington, the University of Arkansas, shopping, dining, parks, and trails.
The Fayetteville property is near I-49, Wedington, the University of Arkansas, shopping, dining, parks, and trails.
Key Highlights
- Two units, each with 2 bedrooms and 1 bathroom
- 1,763 square feet of building area
- Built in 1981
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
$15,866
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
4.53%
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%
$317,320
$317.3K
Cap Rate 7%
$226,657
$226.7K
Cap Rate 9%
$176,289
$176.3K
Market Conditions
NOI Build-Up for 1,763 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
$24.3K $13.80/SF
− Vacancy
−$1.7K −$0.94/SF
EGI
$22.7K $12.86/SF
− OpEx
−$6.8K −$3.86/SF
NOI
$15.9K $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%
$317,320
Cap Rate 7%
$226,657
Cap Rate 9%
$176,289
Alternative Uses
Best Use
Multifamily LT 5
$226.7K
$198.3K – $264.4K
NOI $15,866 @ 7.0% cap · market cap 4.53%
Second Best
Apartment 5plus
$200.5K
$175.5K – $234.0K
NOI $14,037 @ 7.0% cap · market cap 4.01%
Theoretical Best
Office A
$473.2K
$414.1K – $552.1K
NOI $33,125 @ 7.0% cap · market cap 9.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
150
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 - Two separate two-bedroom layouts offer flexibility for residential occupancy or rental use.
Where is this duplex located?
The property is located at 1209 Carlsbad Trace 1209 & 1211 Fayetteville, AR.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Two units, each with 2 bedrooms and 1 bathroom; 1,763 square feet of building area; Built in 1981
