Remodeled Four-Unit
New
For Sale
$665,000
2130 2134 2142 2148 E Frazier Terrace, Fayetteville, AR 72703
Residential, Fayetteville, AR
Property Size4,352 SF
Lot Size0.23 Acres
Price / SF$152.80
Days on Market2
Property Features for 2130 2134 2142 2148 E Frazier Terrace
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
8
Full bathrooms
4
Half bathrooms
4
Rooms
Bedroom 7, Bedroom 3, Bathroom 2, Bedroom 2, Bathroom 1, Bathroom 3, Bathroom 7, Bathroom 4, Bedroom 1, Bedroom 5, Bathroom 5, Bedroom 6, Bathroom 6, Bedroom 8, Bathroom 8, Bedroom 4
Parking features
Parking Lot
Exterior features
ConcreteDriveway
Fencing
Privacy
Fireplace
1
Appliances
BuiltInRange, BuiltInOven, CounterTop, Dishwasher, ElectricOven, ElectricRange, ElectricWaterHeater, Disposal, Refrigerator, RangeHood
Subdivision
Meadowridge
Lot features
Central Business District, Industrial Park, Near Park, Subdivision
Directions
From Joyce Blvd in Fayetteville, take Old Missouri Rd north to a left turn on Frazier. Property will be on the right hand side. No yard sign. Please do not disturb tenants
Standard status
Active
APN
765-15629-003
Size
4,352 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Description
LOT 3, Meadowridge Subdivision, Phase II
Tax Annual Amount
3535
Legal Description
LOT 3, Meadowridge Subdivision, Phase II
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1989
Floors in Building
2
Number of units
4
Flooring type
Carpet, Vinyl
Building materials
Brick, Frame, VinylSiding
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: Sep 7
Changed: Sep 8
Last Checked: Sep 8 at 7:06PM
MLS# 1360804
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 4,352-square-foot quadplex contains four two-bedroom, 1.5-bathroom residences on a 0.23-acre parcel. The units share a model-matched layout, with improvements including a newer roof, select HVAC replacements, refreshed flooring, interior paint, refinished cabinetry, granite countertops, and updated lighting and plumbing fixtures. Kitchen appliances, including refrigerators, are included, and washers and dryers convey with the property. Built in 1989, the buildings use brick, frame, and vinyl siding construction and have central electric heating and cooling.
The property is located at 2130, 2134, 2142, and 2148 E Frazier Terrace in Fayetteville, with public water and sewer service, a parking lot, concrete driveway, privacy fencing, and shingle roofing. Lake Fayetteville, the Botanical Gardens, FAC, NW Arkansas Mall, grocery stores, restaurants, shopping, and trails are identified in the surrounding area. I-49 is accessible, and the University of Arkansas is approximately a 12-minute drive away.
Two of the four residences are currently leased, while the remaining units provide flexibility for additional leasing or owner occupancy.
The property is located at 2130, 2134, 2142, and 2148 E Frazier Terrace in Fayetteville, with public water and sewer service, a parking lot, concrete driveway, privacy fencing, and shingle roofing. Lake Fayetteville, the Botanical Gardens, FAC, NW Arkansas Mall, grocery stores, restaurants, shopping, and trails are identified in the surrounding area. I-49 is accessible, and the University of Arkansas is approximately a 12-minute drive away.
Two of the four residences are currently leased, while the remaining units provide flexibility for additional leasing or owner occupancy.
Key Highlights
- Four‑unit quadplex with 4,352 square feet on 0.23 acres
- Each residence offers 2 bedrooms and 1.5 bathrooms
- Two of four units are currently leased
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
$39,165
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
5.89%
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%
$783,300
$783.3K
Cap Rate 7%
$559,500
$559.5K
Cap Rate 9%
$435,167
$435.2K
Market Conditions
NOI Build-Up for 4,352 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
$60.1K $13.80/SF
− Vacancy
−$4.1K −$0.94/SF
EGI
$55.9K $12.86/SF
− OpEx
−$16.8K −$3.86/SF
NOI
$39.2K $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%
$783,300
Cap Rate 7%
$559,500
Cap Rate 9%
$435,167
Alternative Uses
Best Use
Multifamily LT 5
$559.5K
$489.6K – $652.8K
NOI $39,165 @ 7.0% cap · market cap 5.89%
Second Best
Apartment 5plus
$495.0K
$433.2K – $577.5K
NOI $34,652 @ 7.0% cap · market cap 5.21%
Theoretical Best
Office A
$1.17M
$1.02M – $1.36M
NOI $81,770 @ 7.0% cap · market cap 12.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
50%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
916
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 matching residences feature two-bedroom layouts, updated kitchens, and laundry equipment conveyed with the sale.
Where is this quadplex located?
The property is located at 2130 2134 2142 2148 E Frazier Terrace Fayetteville, AR.
What is the asking price?
The asking price for this property is $665,000.
What are key features of this property?
This property features: Four‑unit quadplex with 4,352 square feet on 0.23 acres; Each residence offers 2 bedrooms and 1.5 bathrooms; Two of four units are currently leased
