Updated Four-Unit Townhome
For Sale
$876,000
2101 2103 2105 2107 N E Oaks Drive, Fayetteville, AR 72703
Residential, Fayetteville, AR
Property Size4,896 SF
Lot Size0.39 Acres
Price / SF$178.92
Days on Market48
Property Features for 2101 2103 2105 2107 N E Oaks Drive
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
8
Full bathrooms
4
Half bathrooms
4
Rooms
Bedroom 1, Bathroom 8, Bathroom 5, Bathroom 2, Bedroom 6, Bathroom 3, Bedroom 5, Bathroom 4, Bathroom 6, Bedroom 2, Bedroom 7, Bedroom 4, Bathroom 1, Bathroom 7, Bedroom 3, Bedroom 8
Parking features
Assigned, Parking Lot
Window features
Blinds
Patio and Porch features
Porch, Patio
Interior features
CeilingFans, GraniteCounters, Pantry, WalkInClosets, WindowTreatments
Exterior features
ConcreteDriveway
Fencing
Privacy
Fireplace
1
Appliances
BuiltInRange, BuiltInOven, CounterTop, Dryer, Dishwasher, ElectricOven, ElectricRange, ElectricWaterHeater, Disposal, Refrigerator, RangeHood, Washer, PlumbedForIceMaker
Subdivision
Kantz Place
Lot features
Central Business District, City Lot, Level, Near Park, Subdivision, Zero Lot Line
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
From Hwy 45/ Mission Blvd in Fayetteville, turn North on East Oaks. Property will be on the left side. Look for yard sign
Standard status
Active
APN
765-07292-000
Size
4,896 SF
Lot size
0.39 Acres
Taxes and HOA fees
Tax Description
LOT 8D, 8C, 8B, & 8A (CONCURRENT PLAT OF LOT 8, BLOCK 3), Kantz Place Subdivision
Tax Annual Amount
5814
Legal Description
LOT 8D, 8C, 8B, & 8A (CONCURRENT PLAT OF LOT 8, BLOCK 3), Kantz Place Subdivision
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1981
Floors in Building
2
Number of units
4
Flooring type
Vinyl, Carpet
Building materials
Brick, Frame
Roof type
Shingle
Listing Agency:
Keller Williams Market Pro Realty · Keller Williams Realty
(479) 718-2800
Listed By:
Jody Cohen · License #SA00070744
(479) 871-3573
Added: Jul 9
Changed: Aug 19
Last Checked: Aug 25 at 12:06PM
MLS# 1354805
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 four-unit quadplex consists of single-family townhomes, with each residence offering two bedrooms and one-and-a-half bathrooms. Interior improvements include updated flooring, paint, granite countertops, refinished cabinetry, lighting, and plumbing fixtures. Kitchens include refrigerators, ranges, ovens, dishwashers, disposals, and washer and dryer appliances. Additional features include ceiling fans, pantries, walk-in closets, patios or porches, privacy fencing, central electric heating and cooling, and a shingle roof. The property was built in 1981 and includes assigned parking and a parking lot.
Set in East Fayetteville, the property is 3.3 miles from the University of Arkansas campus and downtown. Gully Park and the Razorback Greenway trail are nearby, with shopping and dining also identified in the surrounding area. Public water and public sewer serve the property, and the site includes a concrete driveway.
Set in East Fayetteville, the property is 3.3 miles from the University of Arkansas campus and downtown. Gully Park and the Razorback Greenway trail are nearby, with shopping and dining also identified in the surrounding area. Public water and public sewer serve the property, and the site includes a concrete driveway.
Key Highlights
- Four single‑family townhome units, each with 2 bedrooms and 1.5 bathrooms
- 4,896 square feet on 0.39 acres
- Updated flooring, paint, granite counters, cabinets, lighting, and plumbing fixtures
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
$44,060
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
5.03%
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%
$881,200
$881.2K
Cap Rate 7%
$629,429
$629.4K
Cap Rate 9%
$489,556
$489.6K
Market Conditions
NOI Build-Up for 4,896 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
$67.6K $13.80/SF
− Vacancy
−$4.6K −$0.94/SF
EGI
$62.9K $12.86/SF
− OpEx
−$18.9K −$3.86/SF
NOI
$44.1K $9.00/SF
Area
Washington County, AR
Vacancy
6.84%
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%
$881,200
Cap Rate 7%
$629,429
Cap Rate 9%
$489,556
Alternative Uses
Best Use
Multifamily LT 5
$629.4K
$550.8K – $734.3K
NOI $44,060 @ 7.0% cap · market cap 5.03%
Second Best
Apartment 5plus
$556.9K
$487.3K – $649.7K
NOI $38,983 @ 7.0% cap · market cap 4.45%
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,992 @ 7.0% cap · market cap 10.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
352
Businesses Nearby
Explore this area
Business Placement
Demographics for 72703, AR
33,767
Population
17,202
Households
2
Avg Household Size
33
Median Age
49%
College-Educated
96%
High-School Grad
40.2 sq mi
ZIP Area
840
Density / Sq Mi
$60,232
Median Household Income
$39,190
Median Earnings
$958
Median Rent
$341,700
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?
Quadplex - Four townhome residences feature refreshed interiors, private outdoor areas, and convenient access to Fayetteville amenities.
Where is this quadplex located?
The property is located at 2101 2103 2105 2107 N E Oaks Drive Fayetteville, AR.
What is the asking price?
The asking price for this property is $876,000.
What are key features of this property?
This property features: Four single‑family townhome units, each with 2 bedrooms and 1.5 bathrooms; 4,896 square feet on 0.39 acres; Updated flooring, paint, granite counters, cabinets, lighting, and plumbing fixtures
