Two-Unit Duplex with
For Sale
$445,000
662 N Meadowlands Dr, Fayetteville, AR 72704
Two-unit residential property with included laundry equipment and convenient access to shopping, dining, trails, and Interstate 49.
Property Size2,448 SF
Price / SF$181.78
Days on Market16
Property Features for 662 N Meadowlands Dr
General Information
Standard status
Active
Size
2,448 SF
Property subtype
Multi-Family
Building Details
Year Built
1996
Listing Agency:
Rowe Real Estate
(479) 439-1933
Listed By:
Patriot Company Real Estate
(479) 439-1933
Source:
Patriotcompany
Added: Aug 15
Changed: Aug 29
Last Checked: Aug 26 at 12:51PM
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.
Built in 1996, this duplex contains 2,448 square feet with two matching residences, each offering 2 bedrooms and 1.5 bathrooms. Refrigerators, washing machines, and dryers convey for both units, providing useful household equipment already in place. The layout can accommodate living in one side while leasing the other, or operating both residences as a rental property.
The property at 662 N Meadowlands Dr in Fayetteville is positioned near grocery stores, restaurants, and daily services along Wedington DR. The University of Arkansas and Downtown Fayetteville are a short drive away, while nearby walking and biking trails add recreational access. Interstate 49 is also readily accessible for regional commuting.
The property at 662 N Meadowlands Dr in Fayetteville is positioned near grocery stores, restaurants, and daily services along Wedington DR. The University of Arkansas and Downtown Fayetteville are a short drive away, while nearby walking and biking trails add recreational access. Interstate 49 is also readily accessible for regional commuting.
Key Highlights
- Two‑unit duplex with 2,448 square feet
- Each side includes 2 bed/1.5 bath
- Refrigerators, washing machines, and dryers convey 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
$22,030
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
4.95%
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%
$440,600
$440.6K
Cap Rate 7%
$314,714
$314.7K
Cap Rate 9%
$244,778
$244.8K
Market Conditions
NOI Build-Up for 2,448 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
$33.8K $13.80/SF
− Vacancy
−$2.3K −$0.94/SF
EGI
$31.5K $12.86/SF
− OpEx
−$9.4K −$3.86/SF
NOI
$22.0K $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%
$440,600
Cap Rate 7%
$314,714
Cap Rate 9%
$244,778
Alternative Uses
Best Use
Multifamily LT 5
$314.7K
$275.4K – $367.2K
NOI $22,030 @ 7.0% cap · market cap 4.95%
Second Best
Apartment 5plus
$278.5K
$243.7K – $324.9K
NOI $19,492 @ 7.0% cap · market cap 4.38%
Theoretical Best
Office A
$657.1K
$575.0K – $766.6K
NOI $45,996 @ 7.0% cap · market cap 10.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
265
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 - Two-unit residential property with included laundry equipment and convenient access to shopping, dining, trails, and Interstate 49.
Where is this duplex located?
The property is located at 662 N Meadowlands Dr Fayetteville, AR.
What is the asking price?
The asking price for this property is $445,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,448 square feet; Each side includes 2 bed/1.5 bath; Refrigerators, washing machines, and dryers convey in both units
