Remodeled Duplex With Separate
New
For Sale
$290,000
1855 A & B Robins, Conway, AR 72034
Multi-Family, Traditional, Conway, AR
Property Size1,884 SF
Lot Size0.20 Acres
Price / SF$153.93
Days on Market5
Property Features for 1855 A & B Robins
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Patio and Porch features
Porch, Deck
Interior features
Washer Connection, Washer-Stays, Dryer Connection-Electric, Dryer-Stays, Hot Water Heater-Electric, Closet - Walk In, Fan - Ceiling
Exterior features
Deck, Covered, Porch
Appliances
Free-Standing Stove, Microwave, Electric Range, Dishwasher, Refrigerator-Stays, Free-Standing Stove, Microwave, Electric Range, Dishwasher, Refrigerator-Stays
Subdivision
College Oak Replat
Lot features
Level, Corner Lot
Directions
West on Dave Ward, right on Donaghey, right on Robins, property is on the right
Standard status
Active
Size
1,884 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Description
Lot B Blk 7 College Oak Addn
Tax Annual Amount
1535
Legal Description
Lot B Blk 7 College Oak Addn
Building Details
Year built
1952
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Roof type
Shingle
Architectural style
Other
Listing Agency:
Arkansas Real Estate Collective, Conway Branch
(501) 499-2097
Listed By:
Stefanie Schrekenhofer
(501) 428-3120
Added: Sep 22
Changed: Sep 23
Last Checked: Sep 26 at 3:06PM
MLS# 26038738
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. 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 duplex contains a 2-bedroom, 2-bathroom primary residence with a large kitchen and living area, plus attached 1-bedroom, 1-bathroom quarters. The rear space has its own entrance and separate meters, supporting distinct occupancy arrangements. The 1,884-square-foot property sits on 0.2 acres and includes a porch, deck, vinyl flooring, electric water heating, ceiling fans, and washer and dryer connections. A shingle roof was installed in 2022, and the home has undergone a substantial remodel. Appliances include a refrigerator, dishwasher, microwave, and electric range.
Located at 1855 A & B Robins in Conway, the property is within walking or biking distance of UCA and close to ball fields, restaurants, and everyday conveniences. The rear quarters are currently leased, and the property has previously operated as a rental.
Located at 1855 A & B Robins in Conway, the property is within walking or biking distance of UCA and close to ball fields, restaurants, and everyday conveniences. The rear quarters are currently leased, and the property has previously operated as a rental.
Key Highlights
- 1,884‑square‑foot duplex on a 0.2‑acre lot
- Front residence offers 2 bedrooms and 2 bathrooms
- Attached rear quarters include 1 bedroom and 1 bathroom
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
$12,673
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
4.37%
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%
$253,460
$253.5K
Cap Rate 7%
$181,043
$181.0K
Cap Rate 9%
$140,811
$140.8K
Market Conditions
NOI Build-Up for 1,884 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
$19.2K $10.20/SF
− Vacancy
−$1.1K −$0.59/SF
EGI
$18.1K $9.61/SF
− OpEx
−$5.4K −$2.88/SF
NOI
$12.7K $6.73/SF
Area
Faulkner County, AR
Vacancy
5.79%
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%
$253,460
Cap Rate 7%
$181,043
Cap Rate 9%
$140,811
Alternative Uses
Best Use
Multifamily LT 5
$181.0K
$158.4K – $211.2K
NOI $12,673 @ 7.0% cap · market cap 4.37%
Second Best
Apartment 5plus
$161.8K
$141.6K – $188.8K
NOI $11,326 @ 7.0% cap · market cap 3.91%
Theoretical Best
Office A
$429.7K
$376.0K – $501.3K
NOI $30,080 @ 7.0% cap · market cap 10.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
371
Businesses Nearby
Explore this area
Business Placement
Demographics for 72034, AR
47,873
Population
22,523
Households
2.1
Avg Household Size
33
Median Age
44%
College-Educated
94%
High-School Grad
47.9 sq mi
ZIP Area
999
Density / Sq Mi
$61,675
Median Household Income
$40,511
Median Earnings
$993
Median Rent
$250,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Attached rear quarters offer a separate entrance and individual meters.
Where is this duplex located?
The property is located at 1855 A & B Robins Conway, AR.
What is the asking price?
The asking price for this property is $290,000.
What are key features of this property?
This property features: 1,884‑square‑foot duplex on a 0.2‑acre lot; Front residence offers 2 bedrooms and 2 bathrooms; Attached rear quarters include 1 bedroom and 1 bathroom
