Duplex with Two-Bedroom
For Sale
$269,500
1006 Clifton St, Conway, AR 72034
Two-unit layout includes separate gas service and furnaces, with shared laundry facilities and water heating.
Property Size2,208 SF
Price / SF$122.06
Days on Market10
Property Features for 1006 Clifton St
General Information
Standard status
Active
Size
2,208 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
needs paint
Units
Unit Mix
1 x 2BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
laundry room
patio area
Building Details
Year Built
1940
Tenancy
Multi
Listing Agency:
Salter Real Estate, Inc.
(501) 450-0903
Listed By:
Reda Salter
Source:
Themoverealty
Added: Aug 23
Changed: Aug 28
Last Checked: Aug 30 at 8:13PM
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 Salter Real Estate, Inc.
Investment Insights
Based on property information with market context.
This 2,208 SF duplex, built in 1940, contains two separate apartments. The Clifton Street residence offers two bedrooms and two bathrooms, while the Prince Street unit includes one bedroom and one bathroom. Both apartments use a shared laundry room and water heater, and each has its own gas service and furnace. A patio area serves both residences.
The Clifton Street unit needs paint and does not include a cookstove, dishwasher, or refrigerator. The Prince Street apartment has a cookstove and refrigerator but no dishwasher. Water and sewer are supplied through one meter, with the owner responsible for the bill. The property is offered in its existing condition.
The Clifton Street unit needs paint and does not include a cookstove, dishwasher, or refrigerator. The Prince Street apartment has a cookstove and refrigerator but no dishwasher. Water and sewer are supplied through one meter, with the owner responsible for the bill. The property is offered in its existing condition.
Key Highlights
- 2,208 SF duplex built in 1940
- Clifton Street unit has 2 bedrooms and 2 bathrooms
- Prince Street unit has 1 bedroom and 1 bathroom
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
$14,852
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
5.51%
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%
$297,040
$297.0K
Cap Rate 7%
$212,171
$212.2K
Cap Rate 9%
$165,022
$165.0K
Market Conditions
NOI Build-Up for 2,208 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
$22.5K $10.20/SF
− Vacancy
−$1.3K −$0.59/SF
EGI
$21.2K $9.61/SF
− OpEx
−$6.4K −$2.88/SF
NOI
$14.9K $6.73/SF
Area
Faulkner County, AR
Vacancy
5.79%
Lease Rate
$10.20 /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%
$297,040
Cap Rate 7%
$212,171
Cap Rate 9%
$165,022
Alternative Uses
Best Use
Multifamily LT 5
$212.2K
$185.7K – $247.5K
NOI $14,852 @ 7.0% cap · market cap 5.51%
Second Best
Apartment 5plus
$189.6K
$165.9K – $221.2K
NOI $13,273 @ 7.0% cap · market cap 4.93%
Theoretical Best
Office A
$503.6K
$440.7K – $587.6K
NOI $35,253 @ 7.0% cap · market cap 13.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,640
Businesses Nearby
Explore this area
Business Placement
Demographics for 72034, AR
47,873
Population
22,523
Households
2.1
Avg Household Size
33
Median Age
44%
College-Educated
94%
High-School Grad
47.9 sq mi
ZIP Area
999
Density / Sq Mi
$61,675
Median Household Income
$40,511
Median Earnings
$993
Median Rent
$250,000
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 - Two-unit layout includes separate gas service and furnaces, with shared laundry facilities and water heating.
Where is this duplex located?
The property is located at 1006 Clifton St Conway, AR.
What is the asking price?
The asking price for this property is $269,500.
What are key features of this property?
This property features: 2,208 SF duplex built in 1940; Clifton Street unit has 2 bedrooms and 2 bathrooms; Prince Street unit has 1 bedroom and 1 bathroom
