Updated Duplex with
For Sale
$469,000
2432 & 2434 W Magnolia St, Rogers, AR 72758
Two separately metered residences combine recent improvements with practical garage parking.
Property Size2,869 SF
Price / SF$163.47
Days on Market19
Property Features for 2432 & 2434 W Magnolia St
General Information
Standard status
Active
Size
2,869 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
1992
Listing Agency:
Coldwell Banker Harris Mchaney & Faucette-Rogers
(479) 696-0600
Listed By:
The Moldenhauer Group · License #2013009293
(479) 341-6413
Source:
Nwahomestore
Added: Sep 9
Changed: Sep 26
Last Checked: Sep 26 at 6:59AM
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 Coldwell Banker Harris Mchaney & Faucette-Rogers
Investment Insights
Based on property information with market context.
Built in 1992, this duplex contains two 3-bedroom, 2-bath residences with individual garages and separate utility service. The property totals 2,869 square feet and includes a 2024 roof backed by a lifetime warranty.
Unit 2432 has received extensive interior improvements, including quartz kitchen countertops, stainless steel appliances, LVP and hardwood flooring, refinished cabinetry with updated hardware, new lighting and blinds, a replacement sink and garbage disposal, fresh interior paint, hardwood stairs, and removal of the popcorn ceilings. Unit 2434 has LVP flooring and is currently leased through September 30th.
Unit 2432 has received extensive interior improvements, including quartz kitchen countertops, stainless steel appliances, LVP and hardwood flooring, refinished cabinetry with updated hardware, new lighting and blinds, a replacement sink and garbage disposal, fresh interior paint, hardwood stairs, and removal of the popcorn ceilings. Unit 2434 has LVP flooring and is currently leased through September 30th.
Key Highlights
- Two 3‑bedroom, 2‑bath units with individual garages and separate utilities
- 2,869‑square‑foot duplex built in 1992
- New roof installed in 2024 with a lifetime warranty
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
$26,187
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
5.58%
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%
$523,740
$523.7K
Cap Rate 7%
$374,100
$374.1K
Cap Rate 9%
$290,967
$291.0K
Market Conditions
NOI Build-Up for 2,869 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
$39.6K $13.80/SF
− Vacancy
−$2.2K −$0.76/SF
EGI
$37.4K $13.04/SF
− OpEx
−$11.2K −$3.91/SF
NOI
$26.2K $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%
$523,740
Cap Rate 7%
$374,100
Cap Rate 9%
$290,967
Alternative Uses
Best Use
Multifamily LT 5
$374.1K
$327.3K – $436.5K
NOI $26,187 @ 7.0% cap · market cap 5.58%
Second Best
Apartment 5plus
$333.8K
$292.1K – $389.5K
NOI $23,367 @ 7.0% cap · market cap 4.98%
Theoretical Best
Office A
$788.4K
$689.9K – $919.8K
NOI $55,189 @ 7.0% cap · market cap 11.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
87
Businesses Nearby
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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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately metered residences combine recent improvements with practical garage parking.
Where is this duplex located?
The property is located at 2432 & 2434 W Magnolia St Rogers, AR.
What is the asking price?
The asking price for this property is $469,000.
What are key features of this property?
This property features: Two 3‑bedroom, 2‑bath units with individual garages and separate utilities; 2,869‑square‑foot duplex built in 1992; New roof installed in 2024 with a lifetime warranty
