Two-Unit Duplex with Conveying
New
For Sale
$445,000
662 N Meadowlands Dr, Fayetteville, AR 72704
Both residences include refrigerators, washing machines, and dryers that convey with the sale.
Property Size2,448 SF
Price / SF$181.78
Days on Market2
Property Features for 662 N Meadowlands Dr
General Information
Standard status
Active
Size
2,448 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1.5BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
1996
Buildings
1
Listing Agency:
Keller Williams Market Pro Realty
Listed By:
Heather McDonnell Hastings · License #SA00086272
(479) 718-2800
Source:
Thebesthomeprice
Added: Sep 4
Last Checked: Sep 5 at 10:35AM
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 Keller Williams Market Pro Realty
Investment Insights
Based on property information with market context.
This Fayetteville duplex contains two separately arranged residences, each offering 2 bedrooms and 1.5 baths. The property provides 2,448 square feet of building area and was constructed in 1996. Refrigerators, washing machines, and dryers in both units convey with the sale.
The property 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 travel.
The two-unit layout supports separate residential occupancy, with each side offering the same bedroom and bathroom configuration. The combination of unit-specific living space and included appliances gives the property a defined physical setup for continued residential use.
The property 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 travel.
The two-unit layout supports separate residential occupancy, with each side offering the same bedroom and bathroom configuration. The combination of unit-specific living space and included appliances gives the property a defined physical setup for continued residential use.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1.5 baths in each side
- 2,448 square feet of building area
- Constructed in 1996
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
Lease Details
2
Residential units
Yes
Highway access
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 - Both residences include refrigerators, washing machines, and dryers that convey with the sale.
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 bedrooms and 1.5 baths in each side; 2,448 square feet of building area; Constructed in 1996
