Updated Duplex with
For Sale
$469,000
2432 & 2434 W Magnolia Street, Rogers, AR 72758
Residential, Rogers, AR
Property Size2,869 SF
Lot Size0.23 Acres
Price / SF$163.47
Days on Market20
Property Features for 2432 & 2434 W Magnolia Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 6, Bedroom 5, Bedroom 4, Bathroom 3, Bathroom 4, Bedroom 3, Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 1
Parking features
Garage, Open
Exterior features
ConcreteDriveway
Fireplace
1
Appliances
Dryer, Dishwasher, ElectricOven, ElectricRange, GasWaterHeater, Refrigerator, Washer
Subdivision
Oak Hill Iii Ph 1 Rogers
Lot features
Cleared, Landscaped, Near Park
Directions
Head south on S 8th St, Turn right onto W Oak St, Turn left onto S 24th St, Turn right onto W Magnolia St, property will be on the left.
Standard status
Active
APN
02-06578-000
Size
2,869 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Description
Lot #4, Block #3, S15-T19-Range30 Oak Hill III Ph 1 Rogers
Tax Annual Amount
2573
Legal Description
Lot #4, Block #3, S15-T19-Range30 Oak Hill III Ph 1 Rogers
Utilities
Heating system
Central, Natural Gas
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1992
Floors in Building
2
Number of units
2
Flooring type
Tile, Carpet, Vinyl
Building materials
Brick, Frame
Roof type
Asphalt, Shingle
Architectural style
Other
Listing Agency:
Keller Williams Market Pro Realty - Rogers Branch · Keller Williams Realty
(479) 718-2800
Listed By:
The Duley Group
(479) 616-4663
Added: Sep 8
Changed: Sep 23
Last Checked: Sep 27 at 12:06PM
MLS# 1360917
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.
Located at 2432 & 2434 W Magnolia Street in Rogers, this 2,869-square-foot duplex was built in 1992 on a 0.23-acre lot. Each unit includes three bedrooms, two bathrooms, a garage, and separate utilities. The property has brick and frame construction, a shingle and asphalt roof, central heating and cooling, public water, and open parking.
A 2024 roof replacement is backed by a lifetime warranty. Unit 2432 has quartz kitchen countertops, stainless steel appliances, updated cabinetry and hardware, new lighting and blinds, fresh interior paint, a new sink and garbage disposal, LVP and hardwood flooring, hardwood stairs, and removed popcorn ceilings. Unit 2434 includes LVP flooring and is occupied under a lease ending September 30th.
A 2024 roof replacement is backed by a lifetime warranty. Unit 2432 has quartz kitchen countertops, stainless steel appliances, updated cabinetry and hardware, new lighting and blinds, fresh interior paint, a new sink and garbage disposal, LVP and hardwood flooring, hardwood stairs, and removed popcorn ceilings. Unit 2434 includes LVP flooring and is occupied under a lease ending September 30th.
Key Highlights
- 2,869‑square‑foot duplex on a 0.23‑acre lot
- Two 3‑bedroom, 2‑bath units with separate utilities
- Garages and open parking included
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
Explore this area
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
Check the figures for this property
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 residential units offer separate utilities, attached garages, and a mix of recent interior and building improvements.
Where is this duplex located?
The property is located at 2432 & 2434 W Magnolia Street 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: 2,869‑square‑foot duplex on a 0.23‑acre lot; Two 3‑bedroom, 2‑bath units with separate utilities; Garages and open parking included
