8-Unit Apartment
For Sale
$877,000
629 Poplar Street, Van Buren, AR 72956
Four-building residential property with townhome-style layouts, electric service, and paved road access in Van Buren.
Property Size8,480 SF
Price / SF$103.42
Days on Market1068
Property Features for 629 Poplar Street
General Information
Standard status
Active
Size
8,480 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$996
Amenities
Electric
3
Vinyl, Concrete
Electric Dryer, None
Shingle, Composition Shingle
No Fence
Vinyl
Sloped
145x149
Paved Road, Sloped.
Building Details
Year Built
2018
Stories
2
Listing Agency:
O'Neal Real Estate
(479) 739-8087
Listed By:
Aaron O'Neal
(918) 774-5743
Source:
Xome
Added: Sep 30, 2023
Changed: Aug 31
Last Checked: Aug 31 at 3:12PM
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 O'Neal Real Estate
Investment Insights
Based on property information with market context.
This apartment property contains 8 townhome-style residences arranged across 4 buildings. Each residence offers 2 bedrooms and 1.5 baths, with a combined property size of 8,480 square feet. Interior finishes include vinyl and concrete, while the buildings feature electric service and electric dryer connections. Two of the buildings are in the construction phase, creating a mix of completed and developing improvements.
The property is located at 629 Poplar Street in Van Buren, Arkansas. Access is provided by a paved road, and the site has a sloped configuration with dimensions of 145x149. Exterior construction includes vinyl siding and composition shingle roofing. Tenants are responsible for all bills, according to the stated operating arrangement.
The property is located at 629 Poplar Street in Van Buren, Arkansas. Access is provided by a paved road, and the site has a sloped configuration with dimensions of 145x149. Exterior construction includes vinyl siding and composition shingle roofing. Tenants are responsible for all bills, according to the stated operating arrangement.
Key Highlights
- 8 residences with 2 bedrooms and 1.5 baths each
- 4 buildings with 8,480 square feet combined
- 2 buildings are currently in the construction phase
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
$52,162
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
5.95%
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%
$1,043,240
$1.0M
Cap Rate 7%
$745,171
$745.2K
Cap Rate 9%
$579,578
$579.6K
Market Conditions
NOI Build-Up for 8,480 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
$101.8K $12.00/SF
− Vacancy
−$6.9K −$0.82/SF
EGI
$94.8K $11.18/SF
− OpEx
−$42.7K −$5.03/SF
NOI
$52.2K $6.15/SF
Area
Crawford County, AR
Vacancy
6.80%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,043,240
Cap Rate 7%
$745,171
Cap Rate 9%
$579,578
Alternative Uses
Best Use
Apartment 5plus
$745.2K
$652.0K – $869.4K
NOI $52,162 @ 7.0% cap · market cap 5.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.63M
$1.42M – $1.90M
NOI $113,808 @ 7.0% cap · market cap 12.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
560
Businesses Nearby
Explore this area
Business Placement
Demographics for 72956, AR
33,870
Population
14,119
Households
2.4
Avg Household Size
39
Median Age
19%
College-Educated
87%
High-School Grad
103.8 sq mi
ZIP Area
326
Density / Sq Mi
$60,387
Median Household Income
$33,894
Median Earnings
$825
Median Rent
$177,100
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?
Apartment building - Four-building residential property with townhome-style layouts, electric service, and paved road access in Van Buren.
Where is this apartment building located?
The property is located at 629 Poplar Street Van Buren, AR.
What is the asking price?
The asking price for this property is $877,000.
What are key features of this property?
This property features: 8 residences with 2 bedrooms and 1.5 baths each; 4 buildings with 8,480 square feet combined; 2 buildings are currently in the construction phase
