Ranch Duplex with
For Sale
$459,900
246 & 248 E Anabranch Court, Farmington, AR 72730
MULTI_FAMILY - Ranch - Farmington, AR
Property Size2,740 SF
Lot Size0.38 Acres
Price / SF$167.85
Days on Market50
Property Features for 246 & 248 E Anabranch Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bathroom 4, Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 1, Bathroom 3, Bedroom 3, Bedroom 5, Bedroom 6
Parking features
Garage
Window features
Vinyl Frames
Patio and Porch features
Patio
Exterior features
ConcreteDriveway
Appliances
Dishwasher, ElectricRange, ElectricWaterHeater
Subdivision
Holland Crossing Duplexes
Lot features
Central Business District, Cleared, Landscaped
Elementary school district
Farmington
Middle school district
Farmington
High school district
Farmington
Directions
I-49 to exit 62 to Farmington, right on Holland, left on Alberta, Holland Crossing is on the left.
Standard status
Active
APN
760-03870-005
Size
2,740 SF
Lot size
0.38 Acres
Taxes and HOA fees
Tax Description
Lot 5, Holland Crossing Duplexes
Tax Annual Amount
3619
Legal Description
Lot 5, Holland Crossing Duplexes
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Electric
Water source
Public
Building Details
Year built
2018
Floors in Building
1
Number of units
2
Flooring type
Laminate
Building materials
Brick
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
Bassett Mix And Associates, Inc
(479) 521-5600
Listed By:
Becky Lynch · License #SA00076611
(479) 466-7184
Added: Jun 24
Changed: Aug 1
Last Checked: Aug 12 at 2:06PM
MLS# 1352974
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.
Ranch duplex with brick construction built in 2018, offering a total of 2,740 square feet and 0.3784 acres of lot area. The property features a concrete driveway, a patio, and garage parking. Interior updates include new laminate flooring and fresh interior paint, and the fenced area has updated fencing.
The duplex configuration includes two addresses (246 & 248 E Anabranch Court) and public utilities, including public water and public sewer. Appliances included are a dishwasher, electric range, and electric water heater, with electric heating and electric cooling.
One side is currently occupied, providing immediate rental income potential for an owner-occupant or investor. The listing also notes the property’s proximity to schools, parks, trails, shopping, dining, and quick access to I-49, supporting its day-to-day convenience.
The duplex configuration includes two addresses (246 & 248 E Anabranch Court) and public utilities, including public water and public sewer. Appliances included are a dishwasher, electric range, and electric water heater, with electric heating and electric cooling.
One side is currently occupied, providing immediate rental income potential for an owner-occupant or investor. The listing also notes the property’s proximity to schools, parks, trails, shopping, dining, and quick access to I-49, supporting its day-to-day convenience.
Key Highlights
- 0.3784‑acre duplex lot
- 2,740 SF total building size
- Brick duplex built in 2018
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
$24,658
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
5.36%
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%
$493,160
$493.2K
Cap Rate 7%
$352,257
$352.3K
Cap Rate 9%
$273,978
$274.0K
Market Conditions
NOI Build-Up for 2,740 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
$37.8K $13.80/SF
− Vacancy
−$2.6K −$0.94/SF
EGI
$35.2K $12.86/SF
− OpEx
−$10.6K −$3.86/SF
NOI
$24.7K $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%
$493,160
Cap Rate 7%
$352,257
Cap Rate 9%
$273,978
Alternative Uses
Best Use
Multifamily LT 5
$352.3K
$308.2K – $411.0K
NOI $24,658 @ 7.0% cap · market cap 5.36%
Second Best
Apartment 5plus
$311.7K
$272.7K – $363.6K
NOI $21,817 @ 7.0% cap · market cap 4.74%
Theoretical Best
Office A
$735.5K
$643.5K – $858.0K
NOI $51,482 @ 7.0% cap · market cap 11.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
41
Businesses Nearby
Explore this area
Business Placement
Demographics for 72730, AR
9,624
Population
4,017
Households
2.4
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
20.8 sq mi
ZIP Area
463
Density / Sq Mi
$88,780
Median Household Income
$45,652
Median Earnings
$1,225
Median Rent
$244,900
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 - Brick ranch duplex built in 2018 with public utilities, electric heat and cooling, and a patio.
Where is this duplex located?
The property is located at 246 & 248 E Anabranch Court Farmington, AR.
What is the asking price?
The asking price for this property is $459,900.
What are key features of this property?
This property features: 0.3784‑acre duplex lot; 2,740 SF total building size; Brick duplex built in 2018
