Three-Bedroom
New
For Sale
$394,000
19 Horseshoe, Greenbrier, AR 72058
Two-unit property with private laundry rooms, updated kitchen finishes, and attached oversized one-car garages.
Property Size2,200 SF
Price / SF$179.09
Days on Market2
Property Features for 19 Horseshoe
General Information
Standard status
Active
Size
2,200 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Listing Agency:
LPT Realty Conway
(501) 291-3841
Listed By:
Sue Leavell · License #SA00049987
(501) 733-0877
Source:
Heilesassociatesrealtors
Added: Sep 7
Last Checked: Sep 7 at 2:43PM
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 LPT Realty Conway
Investment Insights
Based on property information with market context.
This duplex contains 2 units totaling 2,200 square feet, with each unit offering 1,100 square feet, 3 bedrooms, and 2 bathrooms. Both residences feature open layouts, separate laundry rooms with cabinetry, soft-close cabinets, and granite countertops. Refrigerators convey with the property, and each unit includes an oversized one-car garage.
Located at 19 Horseshoe in Greenbrier, AR 72058, the property is configured for residential income use with two similarly arranged units. The combination of bedroom count, private laundry space, kitchen finishes, garage storage, and included appliances provides a consistent setup across the duplex.
Located at 19 Horseshoe in Greenbrier, AR 72058, the property is configured for residential income use with two similarly arranged units. The combination of bedroom count, private laundry space, kitchen finishes, garage storage, and included appliances provides a consistent setup across the duplex.
Key Highlights
- 2‑unit duplex totaling 2,200 square feet
- Each unit includes 3 bedrooms, 2 bathrooms, and 1,100 square feet
- Separate laundry rooms with cabinets in both units
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
$14,799
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
3.76%
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%
$295,980
$296.0K
Cap Rate 7%
$211,414
$211.4K
Cap Rate 9%
$164,433
$164.4K
Market Conditions
NOI Build-Up for 2,200 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
$22.4K $10.20/SF
− Vacancy
−$1.3K −$0.59/SF
EGI
$21.1K $9.61/SF
− OpEx
−$6.3K −$2.88/SF
NOI
$14.8K $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%
$295,980
Cap Rate 7%
$211,414
Cap Rate 9%
$164,433
Alternative Uses
Best Use
Multifamily LT 5
$211.4K
$185.0K – $246.7K
NOI $14,799 @ 7.0% cap · market cap 3.76%
Second Best
Apartment 5plus
$188.9K
$165.3K – $220.4K
NOI $13,225 @ 7.0% cap · market cap 3.36%
Theoretical Best
Office A
$501.8K
$439.1K – $585.4K
NOI $35,126 @ 7.0% cap · market cap 8.92%
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
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 72058, AR
18,525
Population
7,143
Households
2.6
Avg Household Size
37
Median Age
28%
College-Educated
96%
High-School Grad
157.3 sq mi
ZIP Area
118
Density / Sq Mi
$80,406
Median Household Income
$48,578
Median Earnings
$1,027
Median Rent
$203,400
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?
Duplex - Two-unit property with private laundry rooms, updated kitchen finishes, and attached oversized one-car garages.
Where is this duplex located?
The property is located at 19 Horseshoe Greenbrier, AR.
What is the asking price?
The asking price for this property is $394,000.
What are key features of this property?
This property features: 2‑unit duplex totaling 2,200 square feet; Each unit includes 3 bedrooms, 2 bathrooms, and 1,100 square feet; Separate laundry rooms with cabinets in both units
