Updated Duplex in Downtown
For Sale
$343,500
1403 Scott, Conway, AR 72032
MULTI_FAMILY - Conway, AR
Property Size2,852 SF
Lot Size0.30 Acres
Price / SF$120.44
Days on Market154
Property Features for 1403 Scott
General Information
Property type
Residential Multi Family
Property subtype
Other
Interior features
Washer-Stays, Dryer-Stays
Exterior features
Guttering
Appliances
Free-Standing Stove, Refrigerator-Stays, Free-Standing Stove, Refrigerator-Stays
Subdivision
Robinsons Plat
Lot features
Level
Directions
From College turn right onto Oliver St, then left on Scott
Standard status
Active
Size
2,852 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Description
on file
Tax Annual Amount
3004
Legal Description
on file
Building Details
Year built
1907
Floors in Building
2
Number of units
2
Flooring type
Vinyl
Roof type
Metal
Architectural style
Other
Listing Agency:
Homeward Realty
(501) 505-4009
Listed By:
Rebecca White
(501) 749-7261
Added: Mar 20
Changed: May 21
Last Checked: Aug 20 at 2:06AM
MLS# 26010872
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This updated duplex is located in downtown Conway. Both units feature 3 spacious bedrooms and 1.5 bathrooms, making them ideal for long-term tenants or short-term rental strategies. Upgrades include stainless steel appliances, vinyl plank flooring throughout, tile floors in bathrooms, charming shiplap accents, and a metal roof. Each unit comes fully equipped with a refrigerator, washer, and dryer. The property size is 2852 square feet and it sits on a lot of 0.3 acres. The bottom unit is currently rented.
Key Highlights
- Updated duplex in downtown Conway, ideal for long‑term tenants or short‑term rentals.
- Each unit features 3 bedrooms and 1.5 bathrooms.
- Includes stainless steel appliances, vinyl plank flooring, and tile floors in bathrooms.
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
$19,184
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
5.58%
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%
$383,680
$383.7K
Cap Rate 7%
$274,057
$274.1K
Cap Rate 9%
$213,156
$213.2K
Market Conditions
NOI Build-Up for 2,852 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
$29.1K $10.20/SF
− Vacancy
−$1.7K −$0.59/SF
EGI
$27.4K $9.61/SF
− OpEx
−$8.2K −$2.88/SF
NOI
$19.2K $6.73/SF
Area
Faulkner County, AR
Vacancy
5.79%
Lease Rate
$10.20 /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%
$383,680
Cap Rate 7%
$274,057
Cap Rate 9%
$213,156
Alternative Uses
Best Use
Multifamily LT 5
$274.1K
$239.8K – $319.7K
NOI $19,184 @ 7.0% cap · market cap 5.58%
Second Best
Apartment 5plus
$244.9K
$214.3K – $285.8K
NOI $17,145 @ 7.0% cap · market cap 4.99%
Theoretical Best
Office A
$650.5K
$569.2K – $758.9K
NOI $45,536 @ 7.0% cap · market cap 13.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,506
Businesses Nearby
Explore this area
Business Placement
Demographics for 72032, AR
34,316
Population
14,255
Households
2.4
Avg Household Size
35
Median Age
27%
College-Educated
94%
High-School Grad
114.5 sq mi
ZIP Area
300
Density / Sq Mi
$61,452
Median Household Income
$36,877
Median Earnings
$976
Median Rent
$183,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Updated duplex with stainless appliances, ideal for investors.
Where is this duplex located?
The property is located at 1403 Scott Conway, AR.
What is the asking price?
The asking price for this property is $343,500.
What are key features of this property?
This property features: Updated duplex in downtown Conway, ideal for long‑term tenants or short‑term rentals.; Each unit features 3 bedrooms and 1.5 bathrooms.; Includes stainless steel appliances, vinyl plank flooring, and tile floors in bathrooms.
