Rehabilitated Fourplex with
For Sale
$875,000
Pending
2670 N Valencia Avenue, Fayetteville, AR 72703
Four separately metered residences feature private entrances, attached garages, and recently updated interiors.
Property Size4,628 SF
Days on Market324
Property Features for 2670 N Valencia Avenue
General Information
Standard status
Pending
Size
4,628 SF
Property subtype
Multi Family
Occupancy
100%
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
4 x 3BR/2BA
Multifamily Units
4
Parking per Unit
1
Taxes and HOA fees
Annual Taxes
$5,974
Amenities
attached garages
Building Details
Year Built
2008
Construction
brick and concrete-siding
Listing Agency:
RE/MAX Associates, LLC
(479) 684-5757
Listed By:
The Moldenhauer Group
(479) 341-1504
Source:
Exitrealty
Added: Oct 15, 2025
Changed: Sep 2
Last Checked: Sep 2 at 3:26PM
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 RE/MAX Associates, LLC
Investment Insights
Based on property information with market context.
This 4,628 SF quadplex contains four 3BR/2BA residences, each with a private entrance and attached 1-car garage. The units have separately metered utilities, brick and concrete-siding exteriors, and layouts suited to three-bedroom occupancy. All four residences underwent complete rehabilitation within the past year, and each includes a new A/C system.
Built in 2008, the property is fully leased and has a documented rental history with low vacancy. It is located at 2670 N Valencia Avenue in Fayetteville, near the University of Arkansas, I-49, Dickson Street, retail and grocery options, cafés, parks, greenway trails, major corridors, and transit.
Built in 2008, the property is fully leased and has a documented rental history with low vacancy. It is located at 2670 N Valencia Avenue in Fayetteville, near the University of Arkansas, I-49, Dickson Street, retail and grocery options, cafés, parks, greenway trails, major corridors, and transit.
Key Highlights
- Four 3BR/2BA/1‑car garage units within a 4,628 SF quadplex
- All four residences completely rehabilitated within the past year
- New A/C systems installed in every unit
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
$41,649
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
4.76%
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%
$832,980
$833.0K
Cap Rate 7%
$594,986
$595.0K
Cap Rate 9%
$462,767
$462.8K
Market Conditions
NOI Build-Up for 4,628 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
$63.9K $13.80/SF
− Vacancy
−$4.4K −$0.94/SF
EGI
$59.5K $12.86/SF
− OpEx
−$17.8K −$3.86/SF
NOI
$41.6K $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%
$832,980
Cap Rate 7%
$594,986
Cap Rate 9%
$462,767
Alternative Uses
Best Use
Multifamily LT 5
$595.0K
$520.6K – $694.2K
NOI $41,649 @ 7.0% cap · market cap 4.76%
Second Best
Apartment 5plus
$526.4K
$460.6K – $614.2K
NOI $36,849 @ 7.0% cap · market cap 4.21%
Theoretical Best
Office A
$1.24M
$1.09M – $1.45M
NOI $86,956 @ 7.0% cap · market cap 9.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,182
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 separately metered residences feature private entrances, attached garages, and recently updated interiors.
Where is this quadplex located?
The property is located at 2670 N Valencia Avenue Fayetteville, AR.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: Four 3BR/2BA/1‑car garage units within a 4,628 SF quadplex; All four residences completely rehabilitated within the past year; New A/C systems installed in every unit
