Updated Three-Unit
For Sale
$651,000
2103 2105 2107 N E Oaks Drive, Fayetteville, AR 72703
Residential, Fayetteville, AR
Property Size3,672 SF
Lot Size0.39 Acres
Price / SF$177.29
Days on Market88
Property Features for 2103 2105 2107 N E Oaks Drive
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
6
Bathrooms
6
Full bathrooms
3
Half bathrooms
3
Rooms
Bathroom 4, Bedroom 1, Bathroom 2, Bathroom 5, Bedroom 3, Bathroom 6, Bathroom 3, Bedroom 5, Bedroom 4, Bedroom 2, Bathroom 1, Bedroom 6
Parking features
Parking Lot, Assigned
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
765-07291-000
Size
3,672 SF
Lot size
0.39 Acres
Taxes and HOA fees
Tax Description
LOT 8C, 8B, & 8A (CONCURRENT PLAT OF LOT 8, BLOCK 3), Kantz Place Subdivision
Tax Annual Amount
4343
Legal Description
LOT 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
Amenities
granite countertops
refinished cabinets
refrigerator
washer/dryer
Building Details
Year built
1981
Floors in Building
2
Number of units
3
Flooring type
Carpet, Vinyl
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: Oct 3
Last Checked: Oct 4 at 6:06PM
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 1981 triplex comprises three single-family townhomes with a combined 3,672 square feet on 0.39 acres. Each residence has two bedrooms and 1.5 bathrooms. Interior improvements include flooring, paint, granite countertops, refinished cabinetry, and updated lighting and plumbing fixtures. Kitchens include appliances, with refrigerators and washer-dryer sets among the included equipment. Additional features include patios or porches, assigned parking, privacy fencing, and fireplaces.
The property is in East Fayetteville, near shopping and dining. Gully Park and the Razorback Greenway trail are a short distance away, while the University of Arkansas campus and downtown Fayetteville are 3.3 miles from the homes. All three residences are occupied by tenants.
The property is in East Fayetteville, near shopping and dining. Gully Park and the Razorback Greenway trail are a short distance away, while the University of Arkansas campus and downtown Fayetteville are 3.3 miles from the homes. All three residences are occupied by tenants.
Key Highlights
- Three townhome units, each with 2 bedrooms and 1.5 bathrooms
- 3,672 square feet across 0.39 acres
- Updated flooring, paint, granite countertops, cabinetry, 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
$33,045
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
5.08%
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%
$660,900
$660.9K
Cap Rate 7%
$472,071
$472.1K
Cap Rate 9%
$367,167
$367.2K
Market Conditions
NOI Build-Up for 3,672 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
$50.7K $13.80/SF
− Vacancy
−$3.5K −$0.94/SF
EGI
$47.2K $12.86/SF
− OpEx
−$14.2K −$3.86/SF
NOI
$33.0K $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%
$660,900
Cap Rate 7%
$472,071
Cap Rate 9%
$367,167
Alternative Uses
Best Use
Multifamily LT 5
$472.1K
$413.1K – $550.8K
NOI $33,045 @ 7.0% cap · market cap 5.08%
Second Best
Apartment 5plus
$417.7K
$365.5K – $487.3K
NOI $29,237 @ 7.0% cap · market cap 4.49%
Theoretical Best
Office A
$985.6K
$862.4K – $1.15M
NOI $68,994 @ 7.0% cap · market cap 10.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
100%
Occupancy
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three tenant-occupied townhomes feature refreshed finishes and included kitchen appliances.
Where is this triplex located?
The property is located at 2103 2105 2107 N E Oaks Drive Fayetteville, AR.
What is the asking price?
The asking price for this property is $651,000.
What are key features of this property?
This property features: Three townhome units, each with 2 bedrooms and 1.5 bathrooms; 3,672 square feet across 0.39 acres; Updated flooring, paint, granite countertops, cabinetry, lighting, and plumbing fixtures
