Under-Construction Duplex with
For Sale
$394,000
19 Horseshoe, Greenbrier, AR 72058
Multi-Family, Traditional, Greenbrier, AR
Property Size2,200 SF
Lot Size1.06 Acres
Price / SF$179.09
Days on Market276
Property Features for 19 Horseshoe
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Parking features
Garage
Interior features
Washer Connection, Dryer Connection-Electric, Hot Water Heater-Electric, Smoke Detector, Fan - Ceiling
Appliances
Free-Standing Stove, Microwave, Electric Range, Dishwasher, Disposal, Refrigerator-Stays, Free-Standing Stove, Microwave, Electric Range, Dishwasher, Disposal, Refrigerator-Stays
Subdivision
Horseshoe Estates
Lot features
Sloped, Level
Directions
Hwy 65 N, Left (west) on Hwy 225, go to the top of the hill, turn Left on Horseshoe, property on the Left.
Standard status
Active
Size
2,200 SF
Lot size
1.06 Acres
Taxes and HOA fees
Tax Description
See Deed for complete Legal
Tax Annual Amount
100
Legal Description
See Deed for complete Legal
Building Details
Year built
2025
Floors in Building
1
Number of units
2
Flooring type
Concrete
Roof type
Shingle
Architectural style
Other
Listing Agency:
LPT Realty Conway · RE/MAX International
(501) 291-3841
Listed By:
Sue Leavell · License #SA00049987
(501) 733-0877
Added: Jan 2
Changed: Aug 19
Last Checked: Oct 5 at 2:06AM
MLS# 26000382
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 under-construction duplex is designed with two residences totaling 2,200 square feet. Each 1,100-square-foot unit includes three bedrooms, two bathrooms, an open floor plan, and a separate laundry room with cabinets. Interior details include soft-close cabinetry, granite countertops, concrete flooring, ceiling fans, smoke detectors, and electric water heating.
Both residences include an oversized one-car garage. Kitchen equipment includes a stove, microwave, electric range, dishwasher, disposal, and refrigerator. The property occupies 1.06 acres at 19 Horseshoe in Greenbrier, Arkansas, with a shingle roof and a 2025 year built designation.
Both residences include an oversized one-car garage. Kitchen equipment includes a stove, microwave, electric range, dishwasher, disposal, and refrigerator. The property occupies 1.06 acres at 19 Horseshoe in Greenbrier, Arkansas, with a shingle roof and a 2025 year built designation.
Key Highlights
- Duplex totaling 2,200 square feet on 1.06 acres
- Two 1,100‑square‑foot units, each with 3 bedrooms and 2 bathrooms
- Oversized one‑car garage for each residence
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
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
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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
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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 - Each residence provides three bedrooms, two bathrooms, and a separate laundry room with built-in cabinets.
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: Duplex totaling 2,200 square feet on 1.06 acres; Two 1,100‑square‑foot units, each with 3 bedrooms and 2 bathrooms; Oversized one‑car garage for each residence
