Four-Unit Brick
New
For Sale
$749,000
2671 N Arroyo Avenue, Fayetteville, AR 72703
Residential, Fayetteville, AR
Property Size4,628 SF
Lot Size0.19 Acres
Price / SF$161.84
Days on Market2
Property Features for 2671 N Arroyo Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
Multi Family
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 2
Parking features
Open, Garage
Exterior features
ConcreteDriveway
Fencing
Privacy
Fireplace
1
Appliances
Dryer, Dishwasher, ElectricRange, ElectricWaterHeater, Disposal, Microwave, Refrigerator, Washer
Subdivision
Sunbridge Villas Sub
Lot features
Central Business District, Cleared, Corner Lot, City Lot, Landscaped, Level, Open Lot, Subdivision
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
South on Hwy 71 N College. Right on Sunbridge, go 1 block., Turn Right on Villa. Turn Right on Madrid, Turn right on Arroyo, North on Arroyo to Corner unit.
Standard status
Active
APN
765-27346-000
Size
4,628 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Description
STR: 35-17-30
Tax Annual Amount
6454
Legal Description
STR: 35-17-30
Utilities
Heating system
Central, Natural Gas
Cooling system
Central Air, Attic Fan, Electric
Building Details
Year built
2010
Floors in Building
2
Number of units
4
Flooring type
Tile, Laminate, Carpet
Building materials
Brick
Roof type
Shingle
Architectural style
Other
Listing Agency:
1 Percent Lists Arkansas Real Estate
(479) 445-9389
Listed By:
Kimberly Wilichowski · License #PB00073242
(479) 531-6154
Added: Sep 1
Last Checked: Sep 2 at 10:06AM
MLS# 1360544
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.
This 2010-built quadplex contains four three-bedroom, two-bath residences totaling approximately 4,628 square feet. Each unit has its own entrance, an attached one-car garage, and a practical layout. The property features a brick and concrete-siding exterior, shingle roofing, privacy fencing, central heating and cooling, and separately metered utilities. Interior finishes include tile, laminate, and carpet flooring, with fireplaces and full kitchen appliance packages in place.
The property is located at 2671 N Arroyo Avenue in Fayetteville, approximately 2.5 miles from the University of Arkansas. I-49, Dickson Street, shopping, dining, parks, public transit, and the Razorback Greenway trail network are identified nearby. Current occupancy is 100%, and showings require advance notice to avoid disturbing residents.
The property is located at 2671 N Arroyo Avenue in Fayetteville, approximately 2.5 miles from the University of Arkansas. I-49, Dickson Street, shopping, dining, parks, public transit, and the Razorback Greenway trail network are identified nearby. Current occupancy is 100%, and showings require advance notice to avoid disturbing residents.
Key Highlights
- Four 3‑bedroom, 2‑bath units totaling approximately 4,628 square feet
- 100% occupancy with established tenants
- Each residence includes a private entrance and attached 1‑car garage
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
5.56%
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 5.56%
Second Best
Apartment 5plus
$526.4K
$460.6K – $614.2K
NOI $36,849 @ 7.0% cap · market cap 4.92%
Theoretical Best
Office A
$1.24M
$1.09M – $1.45M
NOI $86,956 @ 7.0% cap · market cap 11.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
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 - Fully occupied multifamily property with private entrances, attached garages, and separately metered utilities.
Where is this quadplex located?
The property is located at 2671 N Arroyo Avenue Fayetteville, AR.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Four 3‑bedroom, 2‑bath units totaling approximately 4,628 square feet; 100% occupancy with established tenants; Each residence includes a private entrance and attached 1‑car garage
