Two-Unit Duplex with
For Sale
$540,000
2270 & 2272 E Cinnamon Way, Fayetteville, AR 72703
Each residence provides three bedrooms, two-and-a-half baths, and an attached two-car garage.
Property Size3,100 SF
Price / SF$174.19
Days on Market54
Property Features for 2270 & 2272 E Cinnamon Way
General Information
Standard status
Active
Size
3,100 SF
Property subtype
Multi-Family
Building Details
Year Built
2001
Listing Agency:
Uptown Real Estate
(479) 358-7999
Listed By:
Terri Chadd · License #EB00078239
Source:
Limbirdteam
Added: Jul 11
Changed: Aug 29
Last Checked: Sep 1 at 9:57PM
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 Uptown Real Estate
Investment Insights
Based on property information with market context.
This duplex at 2270 & 2272 E Cinnamon Way contains two residential units totaling 3,100 square feet. Each 1,550-square-foot residence includes three bedrooms, two-and-a-half bathrooms, and a two-car garage. Built in 2001, the property offers a consistent layout across both sides and is configured as a residential income asset.
The property is located in Fayetteville, Arkansas, and includes separate unit addresses within the duplex configuration. The listing may also be packaged with 2252 & 2254 E. Cinnamon Way under MLS 1349440.
The property is located in Fayetteville, Arkansas, and includes separate unit addresses within the duplex configuration. The listing may also be packaged with 2252 & 2254 E. Cinnamon Way under MLS 1349440.
Key Highlights
- Two‑unit duplex at 2270 & 2272 E Cinnamon Way, Fayetteville, AR 72703
- 3,100 square feet total property size
- Each unit measures 1,550 square feet
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
$27,898
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
5.17%
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%
$557,960
$558.0K
Cap Rate 7%
$398,543
$398.5K
Cap Rate 9%
$309,978
$310.0K
Market Conditions
NOI Build-Up for 3,100 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
$42.8K $13.80/SF
− Vacancy
−$2.9K −$0.94/SF
EGI
$39.9K $12.86/SF
− OpEx
−$12.0K −$3.86/SF
NOI
$27.9K $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%
$557,960
Cap Rate 7%
$398,543
Cap Rate 9%
$309,978
Alternative Uses
Best Use
Multifamily LT 5
$398.5K
$348.7K – $465.0K
NOI $27,898 @ 7.0% cap · market cap 5.17%
Second Best
Apartment 5plus
$352.6K
$308.5K – $411.4K
NOI $24,683 @ 7.0% cap · market cap 4.57%
Theoretical Best
Office A
$832.1K
$728.1K – $970.8K
NOI $58,246 @ 7.0% cap · market cap 10.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
700
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?
Duplex - Each residence provides three bedrooms, two-and-a-half baths, and an attached two-car garage.
Where is this duplex located?
The property is located at 2270 & 2272 E Cinnamon Way Fayetteville, AR.
What is the asking price?
The asking price for this property is $540,000.
What are key features of this property?
This property features: Two‑unit duplex at 2270 & 2272 E Cinnamon Way, Fayetteville, AR 72703; 3,100 square feet total property size; Each unit measures 1,550 square feet
