Duplex with Flexible
For Sale
$445,000
99/ 101 N Dakota Trl, Farmington, AR 72730
One residence is leased month-to-month while the second is vacant for tenant placement or owner use.
Property Size2,874 SF
Price / SF$154.84
Days on Market35
Property Features for 99/ 101 N Dakota Trl
General Information
Standard status
Active
Size
2,874 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
2004
Listing Agency:
Rowe Real Estate
(479) 341-6413
Listed By:
The Moldenhauer Group
(479) 341-6413
Source:
Nwahomestore
Added: Jul 26
Changed: Aug 28
Last Checked: Aug 28 at 10:17AM
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 Rowe Real Estate
Investment Insights
Based on property information with market context.
Built in 2004, this duplex contains 2,874 square feet with two separate residences, each offering three bedrooms and two bathrooms. The layouts are suited to everyday residential use, and the property is described as well maintained. One unit currently has a month-to-month lease, while the other is vacant and available for a new tenant or owner occupancy.
The property is located in Farmington, approximately 10 minutes from the University of Arkansas. It is positioned in an established neighborhood near shopping, dining, parks, and schools, with access to the broader Fayetteville area. The two-unit configuration supports either continued rental use or occupancy of one residence while the other produces rental income.
The property is located in Farmington, approximately 10 minutes from the University of Arkansas. It is positioned in an established neighborhood near shopping, dining, parks, and schools, with access to the broader Fayetteville area. The two-unit configuration supports either continued rental use or occupancy of one residence while the other produces rental income.
Key Highlights
- Two‑unit duplex with 2,874 square feet
- Each unit includes 3 bedrooms and 2 bathrooms
- One unit leased month‑to‑month
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
$25,864
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
5.81%
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%
$517,280
$517.3K
Cap Rate 7%
$369,486
$369.5K
Cap Rate 9%
$287,378
$287.4K
Market Conditions
NOI Build-Up for 2,874 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
$39.7K $13.80/SF
− Vacancy
−$2.7K −$0.94/SF
EGI
$36.9K $12.86/SF
− OpEx
−$11.1K −$3.86/SF
NOI
$25.9K $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%
$517,280
Cap Rate 7%
$369,486
Cap Rate 9%
$287,378
Alternative Uses
Best Use
Multifamily LT 5
$369.5K
$323.3K – $431.1K
NOI $25,864 @ 7.0% cap · market cap 5.81%
Second Best
Apartment 5plus
$326.9K
$286.0K – $381.4K
NOI $22,883 @ 7.0% cap · market cap 5.14%
Theoretical Best
Office A
$771.4K
$675.0K – $900.0K
NOI $54,000 @ 7.0% cap · market cap 12.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
319
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
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 - One residence is leased month-to-month while the second is vacant for tenant placement or owner use.
Where is this duplex located?
The property is located at 99/ 101 N Dakota Trl Farmington, AR.
What is the asking price?
The asking price for this property is $445,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,874 square feet; Each unit includes 3 bedrooms and 2 bathrooms; One unit leased month‑to‑month
