Updated Duplex with Attached
For Sale
$395,000
1949 - 1951 S 18th Street, Rogers, AR 72758
Residential, Rogers, AR
Property Size2,291 SF
Lot Size0.30 Acres
Price / SF$172.41
Days on Market81
Property Features for 1949 - 1951 S 18th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Multi Family
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 3, Bedroom 1, Bathroom 1, Bedroom 4, Bathroom 2, Bedroom 2, Bathroom 4
Parking features
Garage
Patio and Porch features
Patio
Exterior features
ConcreteDriveway
Fencing
Privacy
Appliances
Dishwasher, ElectricOven, Disposal, GasWaterHeater, MicrowaveHoodFan, Microwave
Subdivision
Oak Village Sub Rogers
Lot features
Cul De Sac, City Lot, Level, Subdivision
Elementary school district
Rogers
Middle school district
Rogers
High school district
Rogers
Directions
From I-49 head east on New Hope. Go past Dixieland to 18th St. Turn South. Duplex is on the left.
Standard status
Active
APN
02-11318-000
Size
2,291 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Description
S-T-R 23-19-30, Lot/Blk 13, Oak Village Sub - Rogers, +/- .30 Acres, Parcel ID: 02-11318-000 of Benton County
Tax Annual Amount
2128
Legal Description
S-T-R 23-19-30, Lot/Blk 13, Oak Village Sub - Rogers, +/- .30 Acres, Parcel ID: 02-11318-000 of Benton County
Utilities
Heating system
Central
Cooling system
Central Air, Electric
Amenities
vaulted ceilings
walk-in closets
granite countertops
ceramic tile flooring
ceiling fans
private fenced backyards
patio
Building Details
Year built
1991
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
Brick, WoodSiding
Roof type
Shingle, Asphalt
Architectural style
Ranch
Listing Agency:
Coldwell Banker Harris McHaney & Faucette-Rogers
(479) 696-0600
Listed By:
Tammy Waddell · License #SA00074070
(479) 685-9018
Added: Jul 16
Changed: Sep 14
Last Checked: Oct 4 at 5:06PM
MLS# 1355149
Copyright © 2026 ArkansasONE MLS. 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 2,291-square-foot duplex in Rogers includes two residential units, each with two bedrooms, two full bathrooms, walk-in closets, and an open great room with vaulted ceilings. Interior improvements include kitchen cabinetry, granite countertops, faucets, raised-panel doors, ceramic tile flooring, ceiling fans, paint, and updated fixtures. Each unit also has an attached garage with private entry, along with a fenced backyard and patio area.
Built in 1991, the ranch-style property sits on a 0.3-acre lot at 1949–1951 S 18th Street. Brick and wood siding, an asphalt shingle roof, central heating and cooling, concrete driveway, and included kitchen appliances complete the property’s physical improvements.
Built in 1991, the ranch-style property sits on a 0.3-acre lot at 1949–1951 S 18th Street. Brick and wood siding, an asphalt shingle roof, central heating and cooling, concrete driveway, and included kitchen appliances complete the property’s physical improvements.
Key Highlights
- Two‑unit duplex with 2,291 square feet on a 0.3‑acre lot
- Each unit offers 2 bedrooms and 2 full bathrooms
- Attached garage with private entry for each unit
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
$20,912
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
5.29%
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%
$418,240
$418.2K
Cap Rate 7%
$298,743
$298.7K
Cap Rate 9%
$232,356
$232.4K
Market Conditions
NOI Build-Up for 2,291 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
$31.6K $13.80/SF
− Vacancy
−$1.7K −$0.76/SF
EGI
$29.9K $13.04/SF
− OpEx
−$9.0K −$3.91/SF
NOI
$20.9K $9.13/SF
Area
Benton County, AR
Vacancy
5.51%
Lease Rate
$13.80 /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%
$418,240
Cap Rate 7%
$298,743
Cap Rate 9%
$232,356
Alternative Uses
Best Use
Multifamily LT 5
$298.7K
$261.4K – $348.5K
NOI $20,912 @ 7.0% cap · market cap 5.29%
Second Best
Apartment 5plus
$266.6K
$233.2K – $311.0K
NOI $18,659 @ 7.0% cap · market cap 4.72%
Theoretical Best
Office A
$629.6K
$550.9K – $734.5K
NOI $44,071 @ 7.0% cap · market cap 11.16%
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
103
Businesses Nearby
Explore this area
Business Placement
Demographics for 72758, AR
45,105
Population
18,145
Households
2.5
Avg Household Size
34
Median Age
42%
College-Educated
88%
High-School Grad
31.3 sq mi
ZIP Area
1,441
Density / Sq Mi
$94,605
Median Household Income
$49,856
Median Earnings
$1,300
Median Rent
$358,200
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 - Two-bedroom units feature private fenced yards, vaulted great rooms, and dedicated garage access.
Where is this duplex located?
The property is located at 1949 - 1951 S 18th Street Rogers, AR.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,291 square feet on a 0.3‑acre lot; Each unit offers 2 bedrooms and 2 full bathrooms; Attached garage with private entry for each unit
