Updated Two-Unit
For Sale
$445,500
1372 & 1374 N Chickadee Ave, Fayetteville, AR 72704
Two residences offer refreshed interiors, private garages, and a practical layout for rental occupancy.
Property Size2,324 SF
Price / SF$191.70
Days on Market10
Property Features for 1372 & 1374 N Chickadee Ave
General Information
Standard status
Active
Size
2,324 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
1996
Listing Agency:
Harris Heights Realty
(479) 420-4292
Listed By:
Ryan Richards · License #EB00088607
Source:
Thesummithometeam
Added: Aug 23
Changed: Aug 31
Last Checked: Aug 31 at 6:51PM
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 Harris Heights Realty
Investment Insights
Based on property information with market context.
This 2,324-square-foot duplex, built in 1996, contains two three-bedroom, two-bathroom residences, each with a one-car garage. Property improvements include a roof installed in July, new interior paint, updated tub and shower combinations, countertops, appliances, lighting, plumbing fixtures, and sliding glass doors. Refrigerators, washers, and dryers convey with both units. Unit 1374 also has new bedroom carpeting, a dishwasher, and water heater, while Unit 1372 includes a new HVAC system and garbage disposal.
The property is located less than two miles from I-49 and the Wedington interchange and approximately three miles from the University of Arkansas. The surrounding area provides access to transit, trails, schools, shopping, and dining.
The property is located less than two miles from I-49 and the Wedington interchange and approximately three miles from the University of Arkansas. The surrounding area provides access to transit, trails, schools, shopping, and dining.
Key Highlights
- Two‑unit duplex with 2,324 square feet, built in 1996
- Each unit includes 3 bedrooms, 2 bathrooms, and a 1 car garage
- Roof installed in July; both residences have refreshed interior finishes
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
$20,914
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
4.69%
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%
$418,280
$418.3K
Cap Rate 7%
$298,771
$298.8K
Cap Rate 9%
$232,378
$232.4K
Market Conditions
NOI Build-Up for 2,324 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
$32.1K $13.80/SF
− Vacancy
−$2.2K −$0.94/SF
EGI
$29.9K $12.86/SF
− OpEx
−$9.0K −$3.86/SF
NOI
$20.9K $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%
$418,280
Cap Rate 7%
$298,771
Cap Rate 9%
$232,378
Alternative Uses
Best Use
Multifamily LT 5
$298.8K
$261.4K – $348.6K
NOI $20,914 @ 7.0% cap · market cap 4.69%
Second Best
Apartment 5plus
$264.3K
$231.3K – $308.4K
NOI $18,504 @ 7.0% cap · market cap 4.15%
Theoretical Best
Office A
$623.8K
$545.8K – $727.8K
NOI $43,666 @ 7.0% cap · market cap 9.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
196
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 residences offer refreshed interiors, private garages, and a practical layout for rental occupancy.
Where is this duplex located?
The property is located at 1372 & 1374 N Chickadee Ave Fayetteville, AR.
What is the asking price?
The asking price for this property is $445,500.
What are key features of this property?
This property features: Two‑unit duplex with 2,324 square feet, built in 1996; Each unit includes 3 bedrooms, 2 bathrooms, and a 1 car garage; Roof installed in July; both residences have refreshed interior finishes
