Luxury Condominiums Near Baum
For Sale
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1512 S Razorback Rd, Fayetteville, AR 72701
20 luxury condominiums across from Baum Stadium in Fayetteville, Arkansas.
Property Size33,277 SF
Price / SF$225.23
Days on Market177
Property Features for 1512 S Razorback Rd
General Information
Standard status
Active
Size
33,277 SF
Class
A
Total Parking Spaces
59
Property subtype
Multifamily
Occupancy
95%
Investment Type
Stabilized
Building Details
Year Built
2021
Buildings
3
Stories
3
Units
20
Listing Agency:
KW Commercial Fayetteville, AR
Listed By:
Cheryl Garner · License #AR 00083287
Source:
Crexi
Added: Feb 25
Changed: Aug 20
Last Checked: Aug 19 at 9:43PM
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 KW Commercial Fayetteville, AR
Investment Insights
Based on property information with market context.
This property features 20 luxury condominiums situated directly across the street from Baum Stadium at the University of Arkansas, in Fayetteville, AR. The location is also just minutes away from the University of Arkansas, making it suitable for students and professionals. The residences include modern amenities such as patio decks, granite counters, ensuite bathrooms, 2-car attached, first-floor garages, and spacious open living areas. The property is adjacent to the Fayetteville Trail System. The property is currently leased with competitive rates, and there is potential in market lease rates. The property size is 33277 square feet.
Key Highlights
- Prime location directly across the street from Baum Stadium and adjacent to the Fayetteville Trail System.
- Minutes from the University of Arkansas, appealing to students and professionals.
- Modern amenities including patio decks, granite counters, ensuite bathrooms, and 2‑car attached garages.**
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
$264,959
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
3.54%
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%
$5,299,180
$5.3M
Cap Rate 7%
$3,785,129
$3.8M
Cap Rate 9%
$2,943,989
$2.9M
Market Conditions
NOI Build-Up for 33,277 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
$519.1K $15.60/SF
− Vacancy
−$37.4K −$1.12/SF
EGI
$481.7K $14.48/SF
− OpEx
−$216.8K −$6.51/SF
NOI
$265.0K $7.96/SF
Area
Washington County, AR
Vacancy
7.20%
Lease Rate
$15.60 /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%
$5,299,180
Cap Rate 7%
$3,785,129
Cap Rate 9%
$2,943,989
Alternative Uses
Best Use
Apartment 5plus
$3.79M
$3.31M – $4.42M
NOI $264,959 @ 7.0% cap · market cap 3.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.93M
$7.82M – $10.42M
NOI $625,246 @ 7.0% cap · market cap 8.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
344
Businesses Nearby
Explore this area
Business Placement
Demographics for 72701, AR
48,269
Population
20,057
Households
2.4
Avg Household Size
28
Median Age
42%
College-Educated
93%
High-School Grad
126.0 sq mi
ZIP Area
383
Density / Sq Mi
$50,413
Median Household Income
$27,305
Median Earnings
$973
Median Rent
$323,900
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?
Apartment building - 20 luxury condominiums across from Baum Stadium in Fayetteville, Arkansas.
Where is this apartment building located?
The property is located at 1512 S Razorback Rd Fayetteville, AR.
What is the asking price?
The asking price for this property is $7,495,000.
What are key features of this property?
This property features: Prime location directly across the street from Baum Stadium and adjacent to the Fayetteville Trail System.; Minutes from the University of Arkansas, appealing to students and professionals.; Modern amenities including patio decks, granite counters, ensuite bathrooms, and 2‑car attached garages.**
