Updated Duplex with
For Sale
$325,000
Pending
1501 Thrush Street, Springdale, AR 72764
Residential, Springdale, AR
Property Size2,040 SF
Lot Size0.42 Acres
Days on Market48
Property Features for 1501 Thrush Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
On Street, Garage
Exterior features
ConcreteDriveway
Fencing
Privacy
Appliances
GasWaterHeater
Subdivision
Parson Hills Ph Ii
Lot features
Central Business District, City Lot, Level, Near Park, Subdivision
Directions
From Fayetteville, you will need to follow the 9.6-mile route taking about 22 minutes via N Old Wire Rd and AR-265 N.
Standard status
Pending
APN
815-24349-000
Size
2,040 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Description
Lot Twenty-one (21), Block Three (3), Parson Hills, Phase II, Springdale, Arkansas
Tax Annual Amount
1402
Legal Description
Lot Twenty-one (21), Block Three (3), Parson Hills, Phase II, Springdale, Arkansas
Utilities
Heating system
Central, Natural Gas
Cooling system
Electric, Central Air
Building Details
Year built
1985
Floors in Building
1
Number of units
2
Flooring type
Simulatedwood, Laminate
Building materials
Brick
Roof type
Shingle
Listing Agency:
Roots Real Estate Group
(479) 966-9753
Listed By:
Hunt Homes
(479) 310-6581
Added: Aug 3
Changed: Sep 16
Last Checked: Sep 19 at 7:06AM
MLS# 1357643
Copyright © 2026 ArkansasONE MLS. 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 2,040-square-foot duplex was built in 1985 on a 0.4249-acre parcel and includes two units, each configured with 2 bedrooms and 1 full bath. Recent improvements include a shingle roof, water heater, HVAC replacement on one side, interior paint, updated fixtures, a new water line to the main, and laminate or simulated-wood flooring. The property also features brick construction, central heating and cooling, natural gas, electric cooling, a concrete driveway, garage parking, on-street parking, and privacy fencing.
Located in Springdale near I-49 and Hwy 412, the property is close to shopping, dining, schools, parks, and major employers. Its residential layout accommodates living in one unit while leasing the other, or renting both units.
Located in Springdale near I-49 and Hwy 412, the property is close to shopping, dining, schools, parks, and major employers. Its residential layout accommodates living in one unit while leasing the other, or renting both units.
Key Highlights
- 2,040 SF duplex on 0.4249 acres
- Two units, each with 2 bedrooms and 1 full bath
- Recent roof, water heater, flooring, fixtures, paint, and main water‑line updates
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
$18,358
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
5.65%
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%
$367,160
$367.2K
Cap Rate 7%
$262,257
$262.3K
Cap Rate 9%
$203,978
$204.0K
Market Conditions
NOI Build-Up for 2,040 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
$28.2K $13.80/SF
− Vacancy
−$1.9K −$0.94/SF
EGI
$26.2K $12.86/SF
− OpEx
−$7.9K −$3.86/SF
NOI
$18.4K $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%
$367,160
Cap Rate 7%
$262,257
Cap Rate 9%
$203,978
Alternative Uses
Best Use
Multifamily LT 5
$262.3K
$229.5K – $306.0K
NOI $18,358 @ 7.0% cap · market cap 5.65%
Second Best
Apartment 5plus
$232.0K
$203.0K – $270.7K
NOI $16,243 @ 7.0% cap · market cap 5.00%
Theoretical Best
Office A
$547.6K
$479.1K – $638.8K
NOI $38,330 @ 7.0% cap · market cap 11.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
319
Businesses Nearby
Explore this area
Business Placement
Demographics for 72764, AR
60,786
Population
20,781
Households
2.9
Avg Household Size
30
Median Age
20%
College-Educated
72%
High-School Grad
66.2 sq mi
ZIP Area
918
Density / Sq Mi
$61,569
Median Household Income
$34,552
Median Earnings
$984
Median Rent
$226,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 residential units support owner-occupant flexibility or leasing both sides for rental use.
Where is this duplex located?
The property is located at 1501 Thrush Street Springdale, AR.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 2,040 SF duplex on 0.4249 acres; Two units, each with 2 bedrooms and 1 full bath; Recent roof, water heater, flooring, fixtures, paint, and main water‑line updates
