Remodeled
For Sale
$325,000
2748 & 2750 N Arroyo Ave, Fayetteville, AR 72703
Two residential units offer updated finishes, newer appliances, and energy-efficient windows.
Property Size1,886 SF
Price / SF$172.32
Days on Market35
Property Features for 2748 & 2750 N Arroyo Ave
General Information
Standard status
Active
Size
1,886 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1982
Listing Agency:
The Brandon Group
(479) 366-3026
Listed By:
Your NWA Home Group
(479) 366-3026
Source:
Yournwahome
Added: Jul 27
Changed: Aug 29
Last Checked: Aug 26 at 1:01PM
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 The Brandon Group
Investment Insights
Based on property information with market context.
Located at 2748 & 2750 N Arroyo Ave in Fayetteville, this 1,886-square-foot duplex contains two 2-bedroom, 1-bath units. Built in 1982, the property has been remodeled with granite countertops, new appliances, and energy-efficient windows in each unit.
The duplex is situated just minutes from the University of Arkansas, Washington Regional Medical Center, shopping, dining, and the Razorback Greenway. Both units are fully occupied. The seller has never occupied the property, and no seller property disclosure will be provided. Showings are not available until an offer has been accepted, and tenants should not be disturbed.
The duplex is situated just minutes from the University of Arkansas, Washington Regional Medical Center, shopping, dining, and the Razorback Greenway. Both units are fully occupied. The seller has never occupied the property, and no seller property disclosure will be provided. Showings are not available until an offer has been accepted, and tenants should not be disturbed.
Key Highlights
- Two 2‑bedroom, 1‑bath units
- 1,886 SF duplex built in 1982
- Granite countertops in both units
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
$16,973
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
5.22%
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%
$339,460
$339.5K
Cap Rate 7%
$242,471
$242.5K
Cap Rate 9%
$188,589
$188.6K
Market Conditions
NOI Build-Up for 1,886 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
$26.0K $13.80/SF
− Vacancy
−$1.8K −$0.94/SF
EGI
$24.2K $12.86/SF
− OpEx
−$7.3K −$3.86/SF
NOI
$17.0K $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%
$339,460
Cap Rate 7%
$242,471
Cap Rate 9%
$188,589
Alternative Uses
Best Use
Multifamily LT 5
$242.5K
$212.2K – $282.9K
NOI $16,973 @ 7.0% cap · market cap 5.22%
Second Best
Apartment 5plus
$214.5K
$187.7K – $250.3K
NOI $15,017 @ 7.0% cap · market cap 4.62%
Theoretical Best
Office A
$506.2K
$443.0K – $590.6K
NOI $35,436 @ 7.0% cap · market cap 10.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,371
Businesses Nearby
Explore this area
Business Placement
Demographics for 72703, AR
33,767
Population
17,202
Households
2
Avg Household Size
33
Median Age
49%
College-Educated
96%
High-School Grad
40.2 sq mi
ZIP Area
840
Density / Sq Mi
$60,232
Median Household Income
$39,190
Median Earnings
$958
Median Rent
$341,700
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 residential units offer updated finishes, newer appliances, and energy-efficient windows.
Where is this duplex located?
The property is located at 2748 & 2750 N Arroyo Ave Fayetteville, AR.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units; 1,886 SF duplex built in 1982; Granite countertops in both units
