All-Brick Duplex with New
For Sale
$382,500
2698 Ruth Avenue, Springdale, AR 72764
Residential, Springdale, AR
Property Size2,142 SF
Lot Size0.34 Acres
Price / SF$178.57
Days on Market95
Property Features for 2698 Ruth Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Bedroom 1, Bathroom 2, Bedroom 2, Bathroom 1
Parking features
Garage
Exterior features
ConcreteDriveway
Fencing
Fenced
Appliances
Dishwasher, ElectricOven, ElectricRange, Disposal, GasWaterHeater, Refrigerator, RangeHood
Subdivision
Oaks Add Ph Iv
Lot features
City Lot, Subdivision
Elementary school district
Springdale
Middle school district
Springdale
High school district
Springdale
Directions
Travel I-49 South to Hwy 412E to Springdale. Exit on Sunset AVE (Hwy 412). Head east on US-412E/W Sunset Ave and continue straight for 2.6 miles. Turn right on US-71B onto S Thompson St. Continue on Hwy 71B for 0.5 miles before slighting left onto US-412E/W Robinson Ave and continue straight for 2.1 miles. Turn left onto Dick Smith St. for 0.3 miles, then turn right onto Kasey Ave for 350ft. Turn right on Ruth Ave, and the duplex will be on the left.
Standard status
Active
APN
815-31433-000
Size
2,142 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Description
Lot 22 Oaks Addition Phase IV
Tax Annual Amount
1267
Legal Description
Lot 22 Oaks Addition Phase IV
Utilities
Heating system
Natural Gas, Central
Cooling system
Electric, Central Air
Amenities
fenced yards
Building Details
Year built
1993
Floors in Building
1
Number of units
2
Flooring type
Simulatedwood, Laminate, Tile, Vinyl
Building materials
Brick
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
Weichert REALTORS - The Griffin Company Springdale
(479) 756-1003
Listed By:
Gabriel Mejia · License #SA000097906
(479) 318-6433
Added: May 18
Changed: Aug 19
Last Checked: Aug 20 at 11:06PM
MLS# 1347683
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 all-brick ranch duplex on a 0.3391-acre lot features two separate units, each with two bedrooms, one full bathroom, one half bathroom, and a 1-car garage. The exterior includes a concrete driveway, and both units have fencing on all sides for added privacy. The property’s roof and gutters were installed in 2025.
Each unit is set up with central heating and central air, with natural gas and electric options listed for heating and cooling. Interior flooring includes laminate, simulated wood, vinyl, and tile. Appliances include a dishwasher, electric oven, electric range, disposal, range hood, gas water heater, and refrigerators; refrigerators will convey with the purchase, while washers and dryers will not.
Conveniently located off Hwy 412 in Springdale (Washington County), the duplex offers practical day-to-day access to shopping, schools, clinics, parks, and other amenities. Unit A is shown in the pictures; Unit B is shown only with an accepted offer.
Each unit is set up with central heating and central air, with natural gas and electric options listed for heating and cooling. Interior flooring includes laminate, simulated wood, vinyl, and tile. Appliances include a dishwasher, electric oven, electric range, disposal, range hood, gas water heater, and refrigerators; refrigerators will convey with the purchase, while washers and dryers will not.
Conveniently located off Hwy 412 in Springdale (Washington County), the duplex offers practical day-to-day access to shopping, schools, clinics, parks, and other amenities. Unit A is shown in the pictures; Unit B is shown only with an accepted offer.
Key Highlights
- Roof and gutters installed in 2025
- All‑brick duplex with ranch architectural style
- Two units: each has two bedrooms, one full bath, one half bath, and a 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
$19,276
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
5.04%
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%
$385,520
$385.5K
Cap Rate 7%
$275,371
$275.4K
Cap Rate 9%
$214,178
$214.2K
Market Conditions
NOI Build-Up for 2,142 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
$29.6K $13.80/SF
− Vacancy
−$2.0K −$0.94/SF
EGI
$27.5K $12.86/SF
− OpEx
−$8.3K −$3.86/SF
NOI
$19.3K $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%
$385,520
Cap Rate 7%
$275,371
Cap Rate 9%
$214,178
Alternative Uses
Best Use
Multifamily LT 5
$275.4K
$241.0K – $321.3K
NOI $19,276 @ 7.0% cap · market cap 5.04%
Second Best
Apartment 5plus
$243.6K
$213.2K – $284.3K
NOI $17,055 @ 7.0% cap · market cap 4.46%
Theoretical Best
Office A
$574.9K
$503.1K – $670.8K
NOI $40,246 @ 7.0% cap · market cap 10.52%
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
238
Businesses Nearby
Explore this area
Business Placement
Demographics for 72764, AR
60,786
Population
20,781
Households
2.9
Avg Household Size
30
Median Age
20%
College-Educated
72%
High-School Grad
66.2 sq mi
ZIP Area
918
Density / Sq Mi
$61,569
Median Household Income
$34,552
Median Earnings
$984
Median Rent
$226,100
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 - All-brick duplex with fenced yards, central HVAC, and a new roof installed in 2025.
Where is this duplex located?
The property is located at 2698 Ruth Avenue Springdale, AR.
What is the asking price?
The asking price for this property is $382,500.
What are key features of this property?
This property features: Roof and gutters installed in 2025; All‑brick duplex with ranch architectural style; Two units: each has two bedrooms, one full bath, one half bath, and a 1‑car garage
