Two-Unit Duplex with Attached
For Sale
$225,000
1606 Cedar ST, Van Buren, AR 72956
Multifamily, Van Buren, AR
Property Size2,516 SF
Lot Size0.17 Acres
Price / SF$89.43
Days on Market102
Property Features for 1606 Cedar ST
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Garage - Attached
Subdivision
Oakland Place
Lot features
In Subdivision
Elementary school
Van Buren
Middle school
Van Buren
High school
Van Buren
Elementary school district
Van Buren
Middle school district
Van Buren
High school district
Van Buren
Directions
From Main Street in Van Buren, turn north onto N 16th Street. Turn right onto Cedar Street, and the property will be on the left at 1606 Cedar Street.
Standard status
Active
APN
700-04884-000
Size
2,516 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Description
PER DOC#2017003010 FILED 3/31/2017: LOT 5 BLOCK 6 OAKLAND PLACE ADDITION TO THE CITY OF VAN BUREN, ARKANSAS.
Tax Annual Amount
1596
Legal Description
PER DOC#2017003010 FILED 3/31/2017: LOT 5 BLOCK 6 OAKLAND PLACE ADDITION TO THE CITY OF VAN BUREN, ARKANSAS.
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2007
Floors in Building
2
Number of units
2
Flooring type
Vinyl
Roof type
Shingle
Listing Agency:
Keller Williams Platinum Realty · Keller Williams Realty
(479) 434-3000
Listed By:
The Price Group
(479) 926-6761
Added: Jun 25
Changed: Aug 19
Last Checked: Oct 4 at 9:06PM
MLS# 1090008
Copyright © 2026 Western River Valley Board of REALTORS®. 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.
Built in 2007, this duplex contains 2,516 square feet across two residential units. Each side includes two bedrooms, 2.5 bathrooms, a one-car attached garage, vinyl flooring, central heating, central air, and a shingle roof. The paired-unit layout provides separate living spaces within one property, with the physical configuration supporting either ownership occupancy alongside leasing or leasing of both sides.
The property occupies 0.17 acres at 1606 Cedar ST in Van Buren, Arkansas, within Crawford County. Its combination of two complete units, private garage parking, and established building systems offers a straightforward multifamily format for residential income use.
The property occupies 0.17 acres at 1606 Cedar ST in Van Buren, Arkansas, within Crawford County. Its combination of two complete units, private garage parking, and established building systems offers a straightforward multifamily format for residential income use.
Key Highlights
- Two residential units, each with 2 bedrooms and 2.5 bathrooms
- 2,516 square feet on a 0.17‑acre lot
- Each unit includes a one‑car attached garage
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
$16,804
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
7.47%
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%
$336,080
$336.1K
Cap Rate 7%
$240,057
$240.1K
Cap Rate 9%
$186,711
$186.7K
Market Conditions
NOI Build-Up for 2,516 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
$25.7K $10.20/SF
− Vacancy
−$1.7K −$0.66/SF
EGI
$24.0K $9.54/SF
− OpEx
−$7.2K −$2.86/SF
NOI
$16.8K $6.68/SF
Area
Crawford County, AR
Vacancy
6.46%
Lease Rate
$10.20 /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%
$336,080
Cap Rate 7%
$240,057
Cap Rate 9%
$186,711
Alternative Uses
Best Use
Multifamily LT 5
$240.1K
$210.1K – $280.1K
NOI $16,804 @ 7.0% cap · market cap 7.47%
Second Best
Apartment 5plus
$221.1K
$193.5K – $257.9K
NOI $15,476 @ 7.0% cap · market cap 6.88%
Theoretical Best
Office A
$482.4K
$422.1K – $562.8K
NOI $33,767 @ 7.0% cap · market cap 15.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
520
Businesses Nearby
Explore this area
Business Placement
Demographics for 72956, AR
33,870
Population
14,119
Households
2.4
Avg Household Size
39
Median Age
19%
College-Educated
87%
High-School Grad
103.8 sq mi
ZIP Area
326
Density / Sq Mi
$60,387
Median Household Income
$33,894
Median Earnings
$825
Median Rent
$177,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Central HVAC, vinyl flooring, and attached garages support two separately configured residential units.
Where is this duplex located?
The property is located at 1606 Cedar ST Van Buren, AR.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Two residential units, each with 2 bedrooms and 2.5 bathrooms; 2,516 square feet on a 0.17‑acre lot; Each unit includes a one‑car attached garage
