Historic Multifamily Property with
For Sale
$750,000
1715 Garland Ave, Fayetteville, AR 72703
Property includes a separate studio above a detached garage.
Property Size3,282 SF
Price / SF$228.52
Days on Market44
Property Features for 1715 Garland Ave
General Information
Standard status
Active
Size
3,282 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
1 x 4BR/3.5BA, 1 x studio
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
screened porch
iron-gated entry
fenced yard
Building Details
Year Built
1916
Construction
Folk-Victorian
Listing Agency:
Mason Capital Group Real Estate Investment & Trust
Listed By:
Cameron Torabi · License #PB00056565
(479) 925-3333
Source:
Thesummithometeam
Added: Jul 24
Changed: Sep 2
Last Checked: Sep 5 at 11:19AM
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 Mason Capital Group Real Estate Investment & Trust
Investment Insights
Based on property information with market context.
Built in 1916, this multifamily property combines a 2,697-square-foot main residence with a 697-square-foot studio located over a detached two-car garage. The primary home includes four bedrooms, three-and-a-half baths, a wood-floored foyer, formal dining room, and an updated kitchen with new cabinetry, granite countertops, and a gas range. A main-level primary suite connects to a screened porch, while the upper level contains three bedrooms and a central flexible-use room.
The property occupies nearly half an acre at 1715 Garland Ave in Fayetteville, with mature grounds enclosed by perimeter fencing and accessed through an iron gate. The University of Arkansas is 0.8 miles away, and the property is situated on the campus bus route. The separate studio provides additional residential space within the overall property configuration.
The property occupies nearly half an acre at 1715 Garland Ave in Fayetteville, with mature grounds enclosed by perimeter fencing and accessed through an iron gate. The University of Arkansas is 0.8 miles away, and the property is situated on the campus bus route. The separate studio provides additional residential space within the overall property configuration.
Key Highlights
- Main residence measures 2,697 square feet with 4 bedrooms and 3.5 baths
- Separate 697‑square‑foot studio above a detached 2‑car garage
- Built in 1916 with Folk‑Victorian architectural character
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
$26,132
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
3.48%
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%
$522,640
$522.6K
Cap Rate 7%
$373,314
$373.3K
Cap Rate 9%
$290,356
$290.4K
Market Conditions
NOI Build-Up for 3,282 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
$51.2K $15.60/SF
− Vacancy
−$3.7K −$1.12/SF
EGI
$47.5K $14.48/SF
− OpEx
−$21.4K −$6.51/SF
NOI
$26.1K $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%
$522,640
Cap Rate 7%
$373,314
Cap Rate 9%
$290,356
Alternative Uses
Best Use
Apartment 5plus
$373.3K
$326.7K – $435.5K
NOI $26,132 @ 7.0% cap · market cap 3.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$880.9K
$770.8K – $1.03M
NOI $61,666 @ 7.0% cap · market cap 8.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
340
Businesses Nearby
Explore this area
Business Placement
Demographics for 72703, AR
33,767
Population
17,202
Households
2
Avg Household Size
33
Median Age
49%
College-Educated
96%
High-School Grad
40.2 sq mi
ZIP Area
840
Density / Sq Mi
$60,232
Median Household Income
$39,190
Median Earnings
$958
Median Rent
$341,700
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?
Multifamily property - Property includes a separate studio above a detached garage.
Where is this multifamily property located?
The property is located at 1715 Garland Ave Fayetteville, AR.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Main residence measures 2,697 square feet with 4 bedrooms and 3.5 baths; Separate 697‑square‑foot studio above a detached 2‑car garage; Built in 1916 with Folk‑Victorian architectural character
