Remodeled Four-Unit
For Sale
$665,000
1502 A B C D Oriole Street, Springdale, AR 72764
Residential, Springdale, AR
Property Size4,096 SF
Lot Size0.32 Acres
Price / SF$162.35
Days on Market51
Property Features for 1502 A B C D Oriole Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
8
Full bathrooms
4
Half bathrooms
4
Rooms
Bedroom 1, Bedroom 3, Bathroom 1, Bathroom 3, Bedroom 5, Bathroom 4, Bathroom 2, Bathroom 6, Bedroom 8, Bathroom 5, Bedroom 2, Bathroom 8, Bedroom 4, Bedroom 7, Bedroom 6, Bathroom 7
Parking features
Parking Lot
Patio and Porch features
Patio
Exterior features
ConcreteDriveway
Appliances
BuiltInRange, BuiltInOven, CounterTop, Dryer, ElectricCooktop, ElectricOven, ElectricRange, ElectricWaterHeater, Disposal, Refrigerator, RangeHood, Washer
Subdivision
Parson Hills
Lot features
Central Business District, Cleared, Industrial Park, Level, Near Park, Open Lot, Subdivision
Elementary school district
Springdale
Middle school district
Springdale
High school district
Springdale
Directions
From Hwy 71B, go East on Hwy 412. Turn left on Oriole St. Property will be on the left. NO yard sign. *Do NOT disturb Tenants*
Standard status
Active
APN
815-24364-000
Size
4,096 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Description
Lot 13, Block 4, Parson Hills Subdivision, Phase II
Tax Annual Amount
2797
Legal Description
Lot 13, Block 4, Parson Hills Subdivision, Phase II
Utilities
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Building Details
Year built
1986
Floors in Building
2
Number of units
4
Flooring type
Vinyl, Carpet
Building materials
VinylSiding
Roof type
Shingle
Listing Agency:
Keller Williams Market Pro Realty · Keller Williams Realty
(479) 718-2800
Listed By:
Heather Miley · License #SA00088352
(479) 409-0408
Added: Jul 17
Changed: Sep 1
Last Checked: Sep 5 at 4:06AM
MLS# 1355421
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 four-unit quadplex contains 4,096 square feet on 0.3214 acres, with each residence arranged as a two-bedroom, 1.5-bath unit. Recent improvements include a newer shingle roof, updated HVAC systems, refreshed flooring, interior paint, refinished cabinetry, new countertops, and upgraded lighting and plumbing fixtures. Kitchen appliances include refrigerators, ranges, ovens, cooktops, range hoods, and disposals, while washers and dryers convey with the property.
Built in 1986, the property features vinyl siding, central heating and cooling, electric service, a parking lot, concrete driveway, and patios. Its Springdale setting is less than 3 miles from Emma Avenue and downtown Springdale, with schools, grocery stores, restaurants, shopping, and trails identified nearby.
Built in 1986, the property features vinyl siding, central heating and cooling, electric service, a parking lot, concrete driveway, and patios. Its Springdale setting is less than 3 miles from Emma Avenue and downtown Springdale, with schools, grocery stores, restaurants, shopping, and trails identified nearby.
Key Highlights
- Four 2‑bedroom, 1.5‑bath units within a 4,096‑square‑foot quadplex
- Situated on 0.3214 acres in Springdale, AR
- Updates include roof, HVAC, flooring, paint, cabinets, countertops, lighting, and plumbing fixtures
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
$36,861
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
5.54%
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%
$737,220
$737.2K
Cap Rate 7%
$526,586
$526.6K
Cap Rate 9%
$409,567
$409.6K
Market Conditions
NOI Build-Up for 4,096 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
$56.5K $13.80/SF
− Vacancy
−$3.9K −$0.94/SF
EGI
$52.7K $12.86/SF
− OpEx
−$15.8K −$3.86/SF
NOI
$36.9K $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%
$737,220
Cap Rate 7%
$526,586
Cap Rate 9%
$409,567
Alternative Uses
Best Use
Multifamily LT 5
$526.6K
$460.8K – $614.4K
NOI $36,861 @ 7.0% cap · market cap 5.54%
Second Best
Apartment 5plus
$465.9K
$407.7K – $543.6K
NOI $32,613 @ 7.0% cap · market cap 4.90%
Theoretical Best
Office A
$1.10M
$962.0K – $1.28M
NOI $76,960 @ 7.0% cap · market cap 11.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
289
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Updated interiors, kitchen appliances, and washers and dryers support tenant-ready unit functionality.
Where is this quadplex located?
The property is located at 1502 A B C D Oriole Street Springdale, AR.
What is the asking price?
The asking price for this property is $665,000.
What are key features of this property?
This property features: Four 2‑bedroom, 1.5‑bath units within a 4,096‑square‑foot quadplex; Situated on 0.3214 acres in Springdale, AR; Updates include roof, HVAC, flooring, paint, cabinets, countertops, lighting, and plumbing fixtures
