Duplex with Recently Replaced Water
For Sale
$430,000
205 -207 Marietta Court 2, Rogers, AR 72758
Each unit provides three bedrooms and two full bathrooms.
Property Size2,430 SF
Price / SF$176.95
Days on Market24
Property Features for 205 -207 Marietta Court 2
General Information
Standard status
Active
Size
2,430 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
2006
Buildings
1
Listing Agency:
Fathom Realty
(479) 381-0550
Listed By:
Daniel Rosales · License #SA00083245
Source:
Thebesthomeprice
Added: Aug 9
Changed: Aug 31
Last Checked: Aug 31 at 7:08PM
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 Fathom Realty
Investment Insights
Based on property information with market context.
Built in 2006, this 2,430-square-foot duplex includes two residential sides, each configured with three bedrooms and two full bathrooms. Both water heaters were recently replaced. Washers and dryers are excluded from the sale, and current tenants are expected to vacate by the end of April.
The property is located near a school and main streets in Rogers, Arkansas, with access to the surrounding area. The two-unit layout offers separate living spaces within one duplex property.
The property is located near a school and main streets in Rogers, Arkansas, with access to the surrounding area. The two-unit layout offers separate living spaces within one duplex property.
Key Highlights
- 2,430‑square‑foot duplex built in 2006
- Each side includes 3 bedrooms and 2 full bathrooms
- Both water heaters were recently replaced
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
$22,180
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
5.16%
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%
$443,600
$443.6K
Cap Rate 7%
$316,857
$316.9K
Cap Rate 9%
$246,444
$246.4K
Market Conditions
NOI Build-Up for 2,430 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
$33.5K $13.80/SF
− Vacancy
−$1.8K −$0.76/SF
EGI
$31.7K $13.04/SF
− OpEx
−$9.5K −$3.91/SF
NOI
$22.2K $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%
$443,600
Cap Rate 7%
$316,857
Cap Rate 9%
$246,444
Alternative Uses
Best Use
Multifamily LT 5
$316.9K
$277.3K – $369.7K
NOI $22,180 @ 7.0% cap · market cap 5.16%
Second Best
Apartment 5plus
$282.7K
$247.4K – $329.9K
NOI $19,791 @ 7.0% cap · market cap 4.60%
Theoretical Best
Office A
$667.8K
$584.3K – $779.1K
NOI $46,745 @ 7.0% cap · market cap 10.87%
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
174
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
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 - Each unit provides three bedrooms and two full bathrooms.
Where is this duplex located?
The property is located at 205 -207 Marietta Court 2 Rogers, AR.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: 2,430‑square‑foot duplex built in 2006; Each side includes 3 bedrooms and 2 full bathrooms; Both water heaters were recently replaced
