Two-Unit Duplex with
For Sale
$497,280
822 & 824 N Daisy Ln, Fayetteville, AR 72704
Tenant-occupied duplex with recent carpeting and appliance updates.
Property Size3,108 SF
Price / SF$160
Days on Market33
Property Features for 822 & 824 N Daisy Ln
General Information
Standard status
Active
Size
3,108 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
2
Building Details
Year Built
1996
Buildings
1
Tenancy
Multi
Listing Agency:
Sudar Group
(479) 308-8380
Listed By:
Shannon West · License #EB00091711
Source:
Thebesthomeprice
Added: Jul 31
Changed: Aug 28
Last Checked: Aug 30 at 8:17PM
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 Sudar Group
Investment Insights
Based on property information with market context.
Built in 1996, this 3,108-square-foot duplex contains two residential units. Each unit offers three bedrooms, two bathrooms, and an attached two-car garage, providing a consistent layout across the property. Recent improvements include new carpeting and updated appliances.
The property is located at 822 & 824 N Daisy Ln in Fayetteville, Arkansas, within minutes of the University of Arkansas, shopping, dining, and entertainment. Both units are currently tenant occupied, while the available photos depict vacant interiors.
The property is located at 822 & 824 N Daisy Ln in Fayetteville, Arkansas, within minutes of the University of Arkansas, shopping, dining, and entertainment. Both units are currently tenant occupied, while the available photos depict vacant interiors.
Key Highlights
- Two‑unit duplex with 3,108 SF of total property size
- Each unit includes 3 bedrooms and 2 bathrooms
- Attached 2‑car garage provided for each unit
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
$27,970
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
5.62%
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%
$559,400
$559.4K
Cap Rate 7%
$399,571
$399.6K
Cap Rate 9%
$310,778
$310.8K
Market Conditions
NOI Build-Up for 3,108 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
$42.9K $13.80/SF
− Vacancy
−$2.9K −$0.94/SF
EGI
$40.0K $12.86/SF
− OpEx
−$12.0K −$3.86/SF
NOI
$28.0K $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%
$559,400
Cap Rate 7%
$399,571
Cap Rate 9%
$310,778
Alternative Uses
Best Use
Multifamily LT 5
$399.6K
$349.6K – $466.2K
NOI $27,970 @ 7.0% cap · market cap 5.62%
Second Best
Apartment 5plus
$353.5K
$309.3K – $412.5K
NOI $24,747 @ 7.0% cap · market cap 4.98%
Theoretical Best
Office A
$834.2K
$730.0K – $973.3K
NOI $58,397 @ 7.0% cap · market cap 11.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
196
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
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Frequently Asked Questions
What type of property is this?
Duplex - Tenant-occupied duplex with recent carpeting and appliance updates.
Where is this duplex located?
The property is located at 822 & 824 N Daisy Ln Fayetteville, AR.
What is the asking price?
The asking price for this property is $497,280.
What are key features of this property?
This property features: Two‑unit duplex with 3,108 SF of total property size; Each unit includes 3 bedrooms and 2 bathrooms; Attached 2‑car garage provided for each unit
