All-Brick Duplex with Covered
For Sale
$299,700
Pending
795 - 797 S Dockery Ln, Fayetteville, AR 72701
Two-bedroom units offer private laundry, full baths, and separate appliance packages for each residence.
Property Size1,637 SF
Days on Market42
Property Features for 795 - 797 S Dockery Ln
General Information
Standard status
Pending
Size
1,637 SF
Property subtype
Multi-Family
Building Details
Year Built
1970
Listing Agency:
Lindsey & Assoc Inc Branch
(479) 341-6413
Listed By:
The Moldenhauer Group
(479) 341-6413
Source:
Nwahomestore
Added: Jul 22
Changed: Aug 31
Last Checked: Aug 31 at 2:39PM
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 Lindsey & Assoc Inc Branch
Investment Insights
Based on property information with market context.
This 1,637-square-foot duplex was built in 1970 with an all-brick exterior and two separately configured residences. Each side includes two bedrooms, one full bathroom, a refrigerator, range/oven, washer, and dryer. One unit is receiving a new range/oven, refrigerator, and kitchen flooring, while the other has recently updated appliances. Covered carports serve both residences, with additional parking behind the building.
Recent capital improvements include updated electrical service on both sides, a roof installed in fall 2020, and sewer service updated in 2021. The property sits on approximately 0.432 acres near Happy Hollow Schools and the University of Arkansas. Tenants are responsible for all utilities, and the duplex configuration supports separate occupancy of each side.
Recent capital improvements include updated electrical service on both sides, a roof installed in fall 2020, and sewer service updated in 2021. The property sits on approximately 0.432 acres near Happy Hollow Schools and the University of Arkansas. Tenants are responsible for all utilities, and the duplex configuration supports separate occupancy of each side.
Key Highlights
- 1637 SF duplex on an appx .432 acre tract
- Two units, each with 2 bedrooms and 1 full bath
- All‑brick construction with a roof installed in fall 2020
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
$14,732
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
4.92%
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%
$294,640
$294.6K
Cap Rate 7%
$210,457
$210.5K
Cap Rate 9%
$163,689
$163.7K
Market Conditions
NOI Build-Up for 1,637 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
$22.6K $13.80/SF
− Vacancy
−$1.5K −$0.94/SF
EGI
$21.0K $12.86/SF
− OpEx
−$6.3K −$3.86/SF
NOI
$14.7K $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%
$294,640
Cap Rate 7%
$210,457
Cap Rate 9%
$163,689
Alternative Uses
Best Use
Multifamily LT 5
$210.5K
$184.2K – $245.5K
NOI $14,732 @ 7.0% cap · market cap 4.92%
Second Best
Apartment 5plus
$186.2K
$162.9K – $217.2K
NOI $13,034 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$439.4K
$384.5K – $512.6K
NOI $30,758 @ 7.0% cap · market cap 10.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
169
Businesses Nearby
Explore this area
Business Placement
Demographics for 72701, AR
48,269
Population
20,057
Households
2.4
Avg Household Size
28
Median Age
42%
College-Educated
93%
High-School Grad
126.0 sq mi
ZIP Area
383
Density / Sq Mi
$50,413
Median Household Income
$27,305
Median Earnings
$973
Median Rent
$323,900
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 - Two-bedroom units offer private laundry, full baths, and separate appliance packages for each residence.
Where is this duplex located?
The property is located at 795 - 797 S Dockery Ln Fayetteville, AR.
What is the asking price?
The asking price for this property is $299,700.
What are key features of this property?
This property features: 1637 SF duplex on an appx .432 acre tract; Two units, each with 2 bedrooms and 1 full bath; All‑brick construction with a roof installed in fall 2020
