Six-Bedroom Duplex with Private
New
For Sale
$679,000
1528 W Sligo Street, Fayetteville, AR 72701
Residential, Fayetteville, AR
Property Size2,722 SF
Lot Size0.22 Acres
Price / SF$249.45
Days on Market1
Property Features for 1528 W Sligo Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
Residential
Bedrooms
6
Bathrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bathroom 6, Bedroom 2, Bathroom 1, Bathroom 5, Bathroom 3, Bathroom 4, Bedroom 6, Bedroom 4, Bedroom 3, Bedroom 5
Window features
Vinyl Frames, Blinds
Patio and Porch features
Patio
Interior features
CeilingFans, EatInKitchen, WindowTreatments
Exterior features
ConcreteDriveway
Appliances
Dishwasher, ElectricRange, ElectricWaterHeater, Disposal, Microwave
Subdivision
Meadowvale
Lot features
City Lot, Landscaped
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
From I-49 go east on MLS Blvd, Right on Razorback, Right on Sligo.
Standard status
Active
APN
765-08390-000
Size
2,722 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Description
Replat of Block 2) Pt Lot 13, Block 2 Ex E 10 ft & Ex S 4 ft, Meadowvale Sub.
Tax Annual Amount
6146
Legal Description
Replat of Block 2) Pt Lot 13, Block 2 Ex E 10 ft & Ex S 4 ft, Meadowvale Sub.
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
2025
Floors in Building
2
Number of units
2
Flooring type
Carpet, Vinyl
Building materials
Brick, Block, Concrete
Roof type
Shingle
Architectural style
Other
Listing Agency:
Lindsey & Associates Inc
(479) 521-6611
Listed By:
Paige Crockett · License #EB00062543
6114114x4114
Added: Sep 14
Last Checked: Sep 14 at 11:06PM
MLS# 1361791
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 under-construction duplex contains two residential units totaling 2,722 square feet on a 0.22-acre parcel. Each side provides 3 bedrooms, 2.5 baths, and 1,361 square feet, with an open living and eat-in kitchen arrangement, separate laundry room, patio, and private parking behind the building. Interior specifications include luxury vinyl plank flooring, custom cabinetry, stainless steel appliances, quartz countertops, ceiling fans, and 2-inch faux wood blinds. Central electric heating and cooling, public water, and public sewer serve the property. The building is identified with a 2025 year built and includes brick, block, and concrete construction materials.
Key Highlights
- Two‑unit duplex with 2,722 square feet total
- Each unit offers 3 bedrooms, 2.5 baths, and 1,361 square feet
- Located off Razorback Road south of Baum Stadium
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
$24,496
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
3.61%
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%
$489,920
$489.9K
Cap Rate 7%
$349,943
$349.9K
Cap Rate 9%
$272,178
$272.2K
Market Conditions
NOI Build-Up for 2,722 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
$37.6K $13.80/SF
− Vacancy
−$2.6K −$0.94/SF
EGI
$35.0K $12.86/SF
− OpEx
−$10.5K −$3.86/SF
NOI
$24.5K $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%
$489,920
Cap Rate 7%
$349,943
Cap Rate 9%
$272,178
Alternative Uses
Best Use
Multifamily LT 5
$349.9K
$306.2K – $408.3K
NOI $24,496 @ 7.0% cap · market cap 3.61%
Second Best
Apartment 5plus
$309.6K
$270.9K – $361.2K
NOI $21,673 @ 7.0% cap · market cap 3.19%
Theoretical Best
Office A
$730.6K
$639.3K – $852.4K
NOI $51,144 @ 7.0% cap · market cap 7.53%
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
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
139
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
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
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Frequently Asked Questions
What type of property is this?
Duplex - Under-construction duplex with two residential units, contemporary finishes, separate laundry rooms, and public utilities.
Where is this duplex located?
The property is located at 1528 W Sligo Street Fayetteville, AR.
What is the asking price?
The asking price for this property is $679,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,722 square feet total; Each unit offers 3 bedrooms, 2.5 baths, and 1,361 square feet; Located off Razorback Road south of Baum Stadium
