Duplex with Tenants In
For Sale
$199,000
1419-1421 Stafford, Sherwood, AR 72120
Multi-Family, Traditional, Sherwood, AR
Property Size2,370 SF
Lot Size0.20 Acres
Price / SF$83.97
Days on Market341
Property Features for 1419-1421 Stafford
General Information
Property type
Residential Multi Family
Property subtype
Other
Appliances
Free-Standing Stove, Free-Standing Stove
Subdivision
Royal Manor
Lot features
Level
Directions
Keihl to Stafford
Standard status
Active
Size
2,370 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Blk4Lot7
Tax Annual Amount
2024
Legal Description
Blk4Lot7
Building Details
Year built
1976
Floors in Building
1
Number of units
2
Flooring type
Carpet - Partial, Tile
Roof type
Composition
Architectural style
Other
Listing Agency:
CENTURY 21 Prestige Realty · Century 21 Real Estate
(501) 982-4574
Listed By:
John Belden Sr. · License #PB00068696
(501) 259-0555
Added: Sep 14, 2025
Changed: Aug 19
Last Checked: Aug 20 at 2:06PM
MLS# 25037167
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 duplex offers an in-place tenant situation and a compact footprint on a 0.2-acre lot. The property size is 2,370 square feet, and it was built in 1976.
The duplex is located at 1419-1421 Stafford in Sherwood, AR 72120-5028 in Pulaski County. The unit interiors include a mix of carpet (partial) and tile flooring. The roof is listed as composition, and appliances include free-standing stoves.
With tenants already in place, this setup may appeal to buyers looking for a straightforward duplex configuration with existing in-place occupancy.
The duplex is located at 1419-1421 Stafford in Sherwood, AR 72120-5028 in Pulaski County. The unit interiors include a mix of carpet (partial) and tile flooring. The roof is listed as composition, and appliances include free-standing stoves.
With tenants already in place, this setup may appeal to buyers looking for a straightforward duplex configuration with existing in-place occupancy.
Key Highlights
- 0.2‑acre lot with a 2,370 SF duplex
- Tenants in place for the current configuration
- Built in 1976
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
$17,829
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
8.96%
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%
$356,580
$356.6K
Cap Rate 7%
$254,700
$254.7K
Cap Rate 9%
$198,100
$198.1K
Market Conditions
NOI Build-Up for 2,370 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
$34.4K $14.52/SF
− Vacancy
−$2.0K −$0.84/SF
EGI
$32.4K $13.68/SF
− OpEx
−$14.6K −$6.16/SF
NOI
$17.8K $7.52/SF
Area
Pulaski County, AR
Vacancy
5.80%
Lease Rate
$14.52 /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%
$356,580
Cap Rate 7%
$254,700
Cap Rate 9%
$198,100
Alternative Uses
Best Use
Multifamily LT 5
$284.5K
$249.0K – $332.0K
NOI $19,917 @ 7.0% cap · market cap 10.01%
Second Best
Apartment 5plus
$254.7K
$222.9K – $297.2K
NOI $17,829 @ 7.0% cap · market cap 8.96%
Theoretical Best
Specialty Retail
$452.1K
$395.6K – $527.4K
NOI $31,646 @ 7.0% cap · market cap 15.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
253
Businesses Nearby
Explore this area
Business Placement
Demographics for 72120, AR
34,784
Population
15,216
Households
2.3
Avg Household Size
41
Median Age
35%
College-Educated
95%
High-School Grad
54.2 sq mi
ZIP Area
642
Density / Sq Mi
$75,853
Median Household Income
$48,453
Median Earnings
$1,026
Median Rent
$189,400
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 - Duplex on a small lot with current tenants, built in 1976 and finished with carpet and tile.
Where is this duplex located?
The property is located at 1419-1421 Stafford Sherwood, AR.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: 0.2‑acre lot with a 2,370 SF duplex; Tenants in place for the current configuration; Built in 1976
