Remodeled Duplex with Leased
For Sale
$425,000
453 Mashburn Ave, Fayetteville, AR 72701
Updated two-unit property with separate residential layouts and current leases extending through Summer of 2027.
Property Size2,510 SF
Price / SF$169.32
Days on Market17
Property Features for 453 Mashburn Ave
General Information
Standard status
Active
Size
2,510 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
1954
Year Renovated
2024
Listing Agency:
Rowe Real Estate
(479) 341-6413
Listed By:
The Moldenhauer Group
(479) 341-6413
Source:
Nwahomestore
Added: Aug 14
Changed: Aug 28
Last Checked: Aug 29 at 8:56AM
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.
This duplex contains two distinct residential units following a comprehensive 2024 renovation. The lower level offers a 3-bedroom, 2-bath layout created through basement conversion, while the upper unit includes 2 bedrooms and 1 bath. Improvements include a new roof, windows, electrical system, plumbing, and HVAC, along with refreshed interiors featuring new paint, granite countertops, updated appliances, and luxury vinyl plank flooring.
Both units are occupied under leases that run through Summer of 2027. The property is located on Mashburn Ave in Fayetteville, less than 10 minutes from the University of Arkansas, downtown, shopping, and I-49 access. The 2,510-square-foot property was built in 1954.
Both units are occupied under leases that run through Summer of 2027. The property is located on Mashburn Ave in Fayetteville, less than 10 minutes from the University of Arkansas, downtown, shopping, and I-49 access. The 2,510-square-foot property was built in 1954.
Key Highlights
- Two‑unit duplex with 2,510 square feet of property size
- Lower unit has 3 bedrooms and 2 baths following basement conversion
- Upper unit includes 2 bedrooms and 1 bath
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
$22,588
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
5.31%
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%
$451,760
$451.8K
Cap Rate 7%
$322,686
$322.7K
Cap Rate 9%
$250,978
$251.0K
Market Conditions
NOI Build-Up for 2,510 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
$34.6K $13.80/SF
− Vacancy
−$2.4K −$0.94/SF
EGI
$32.3K $12.86/SF
− OpEx
−$9.7K −$3.86/SF
NOI
$22.6K $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%
$451,760
Cap Rate 7%
$322,686
Cap Rate 9%
$250,978
Alternative Uses
Best Use
Multifamily LT 5
$322.7K
$282.4K – $376.5K
NOI $22,588 @ 7.0% cap · market cap 5.31%
Second Best
Apartment 5plus
$285.5K
$249.8K – $333.1K
NOI $19,985 @ 7.0% cap · market cap 4.70%
Theoretical Best
Office A
$673.7K
$589.5K – $786.0K
NOI $47,161 @ 7.0% cap · market cap 11.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,415
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 - Updated two-unit property with separate residential layouts and current leases extending through Summer of 2027.
Where is this duplex located?
The property is located at 453 Mashburn Ave Fayetteville, AR.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,510 square feet of property size; Lower unit has 3 bedrooms and 2 baths following basement conversion; Upper unit includes 2 bedrooms and 1 bath
