Duplex Property with
For Sale
$549,000
12842 Ruby Road, Farmington, AR 72730
Residential, Farmington, AR
Property Size2,823 SF
Lot Size0.75 Acres
Price / SF$194.47
Days on Market49
Property Features for 12842 Ruby Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Parking Lot, Garage
Patio and Porch features
Patio
Exterior features
ConcreteDriveway, GravelDriveway
Fireplace
1
Appliances
DoubleOven, GasWaterHeater
Subdivision
Farmington Outlots 2008 Annex
Lot features
Cleared, City Lot, Near Park
Elementary school district
Farmington
Middle school district
Farmington
High school district
Farmington
Directions
From I-49, Head West on Hwy 62 towards Farmington. Once you have gone through Farmington. Turn right onto Ruby Rd, Head through the parking lot, and the house is all the way in the back past the privacy fence.
Standard status
Active
APN
760-01916-901
Size
2,823 SF
Lot size
0.75 Acres
Taxes and HOA fees
Tax Description
ANNEXED INTO CITY OF FARMINGTON FOR 2008 & FOLLOWING YEARS PER 2008-8 PT SE NW 0.75 AC FURTHER DESCRIBED FROM 2014-30128 AS: A PART OF THE SOUTHEAST QUARTER (SE 1/4) OF THE NORTHWEST QUARTER (NW 1/4) OF SECTION 27, TOWNSHIP
Tax Annual Amount
3502
Legal Description
ANNEXED INTO CITY OF FARMINGTON FOR 2008 & FOLLOWING YEARS PER 2008-8 PT SE NW 0.75 AC FURTHER DESCRIBED FROM 2014-30128 AS: A PART OF THE SOUTHEAST QUARTER (SE 1/4) OF THE NORTHWEST QUARTER (NW 1/4) OF SECTION 27, TOWNSHIP
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2004
Floors in Building
1
Number of units
2
Flooring type
Carpet, Tile
Building materials
Brick, VinylSiding
Roof type
Shingle, Asphalt
Listing Agency:
Roots Real Estate Group
(479) 966-9753
Listed By:
Hunt Homes
(479) 310-6581
Added: Jul 27
Changed: Sep 12
Last Checked: Sep 13 at 12:06PM
MLS# 1356778
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.
Located at 12842 Ruby Road in Farmington, this residential property combines a three-bedroom, two-bath home with a separate apartment and a 950-square-foot workshop. The home features quartz countertops, fresh paint, an indoor heated pool, and a roof installed in 2023 on both residential units. The apartment includes a full kitchen, cement flooring, one and a half baths, and a mudroom that can be separated for additional flexibility.
The 0.75-acre site has a fully fenced exterior with an additional fenced area between the structures. The workshop has high ceilings, a 12-foot roll-up door, climate-controlled garage space, finished floors, and plumbing for an additional bathroom. Concrete and gravel driveways, garage and parking-lot areas, a patio, public water, and septic service are also included. The property provides access to Hwy 62, I-49 N, and the University of Arkansas.
The 0.75-acre site has a fully fenced exterior with an additional fenced area between the structures. The workshop has high ceilings, a 12-foot roll-up door, climate-controlled garage space, finished floors, and plumbing for an additional bathroom. Concrete and gravel driveways, garage and parking-lot areas, a patio, public water, and septic service are also included. The property provides access to Hwy 62, I-49 N, and the University of Arkansas.
Key Highlights
- 0.75‑acre residential property in Farmington, AR
- Includes a three‑bedroom, two‑bath home and separate apartment
- 950sf workshop with high ceilings and a 12ft roll‑up door
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
$25,405
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
4.63%
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%
$508,100
$508.1K
Cap Rate 7%
$362,929
$362.9K
Cap Rate 9%
$282,278
$282.3K
Market Conditions
NOI Build-Up for 2,823 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
$39.0K $13.80/SF
− Vacancy
−$2.7K −$0.94/SF
EGI
$36.3K $12.86/SF
− OpEx
−$10.9K −$3.86/SF
NOI
$25.4K $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%
$508,100
Cap Rate 7%
$362,929
Cap Rate 9%
$282,278
Alternative Uses
Best Use
Multifamily LT 5
$362.9K
$317.6K – $423.4K
NOI $25,405 @ 7.0% cap · market cap 4.63%
Second Best
Apartment 5plus
$321.1K
$281.0K – $374.6K
NOI $22,477 @ 7.0% cap · market cap 4.09%
Theoretical Best
Office A
$757.7K
$663.0K – $884.0K
NOI $53,042 @ 7.0% cap · market cap 9.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
224
Businesses Nearby
Explore this area
Business Placement
Demographics for 72730, AR
9,624
Population
4,017
Households
2.4
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
20.8 sq mi
ZIP Area
463
Density / Sq Mi
$88,780
Median Household Income
$45,652
Median Earnings
$1,225
Median Rent
$244,900
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 - The property includes a separate apartment, indoor heated pool, fenced yard, and climate-controlled garage.
Where is this duplex located?
The property is located at 12842 Ruby Road Farmington, AR.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: 0.75‑acre residential property in Farmington, AR; Includes a three‑bedroom, two‑bath home and separate apartment; 950sf workshop with high ceilings and a 12ft roll‑up door
