Recently Remodeled
For Sale
$665,000
2731 2733 2735 & 2737 N Valencia Avenue, Fayetteville, AR 72703
Residential, Fayetteville, AR
Property Size3,840 SF
Lot Size0.16 Acres
Price / SF$173.18
Days on Market50
Property Features for 2731 2733 2735 & 2737 N Valencia Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
8
Full bathrooms
4
Half bathrooms
4
Rooms
Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 5, Bathroom 7, Bathroom 6, Bathroom 2, Bedroom 1, Bedroom 5, Bedroom 8, Bedroom 6, Bathroom 4, Bathroom 3, Bedroom 2, Bathroom 8, Bedroom 7
Parking features
Parking Lot
Window features
Blinds
Patio and Porch features
Patio
Interior features
BuiltInFeatures, CeilingFans, EatInKitchen, WindowTreatments
Exterior features
ConcreteDriveway
Appliances
BuiltInRange, BuiltInOven, CounterTop, Dryer, Dishwasher, ElectricCooktop, ElectricOven, ElectricRange, ElectricWaterHeater, Disposal, Refrigerator, RangeHood, Washer
Subdivision
Villa North
Lot features
Central Business District, Cleared, Industrial Park, Level, Near Park, Subdivision
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
From N College Ave/71B, turn west on E Drake St, then left on N Valencia Ave. The property is on the corner on the right side. NO yard sign - please do not disturb tenants.
Standard status
Active
APN
765-11813-000
Size
3,840 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
Lot 16, Block 6 in Villa North Subdivision
Tax Annual Amount
3265
Legal Description
Lot 16, Block 6 in Villa North Subdivision
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1981
Floors in Building
2
Number of units
4
Flooring type
Carpet, Vinyl
Building materials
VinylSiding
Roof type
Shingle, Asphalt
Listing Agency:
Keller Williams Market Pro Realty · Keller Williams Realty
(479) 718-2800
Listed By:
Heather Miley · License #SA00088352
(479) 409-0408
Added: Jul 2
Changed: Aug 19
Last Checked: Aug 20 at 3:06AM
MLS# 1353909
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 recently remodeled quadplex offers four leased units, each configured as a 2-bedroom, 1.5-bath home. The property size is 3,840 square feet on a 0.1635-acre lot, and it was built in 1981. Updates described include HVAC systems, flooring, interior paint, refinished cabinetry and countertops, plus updated lighting and plumbing fixtures throughout. Each unit includes updated kitchen appliances, and washers and dryers also convey with the sale.
The exterior includes vinyl siding and an asphalt shingle roof. On-site parking is provided in a parking lot, with a concrete driveway and a patio. The home is served by public water and public sewer.
Located in central Fayetteville with access to Fayetteville uptown and downtown, the property is also described as being less than 3.5 miles from the UofA. All four units are currently leased, supporting immediate rental income at purchase.
The exterior includes vinyl siding and an asphalt shingle roof. On-site parking is provided in a parking lot, with a concrete driveway and a patio. The home is served by public water and public sewer.
Located in central Fayetteville with access to Fayetteville uptown and downtown, the property is also described as being less than 3.5 miles from the UofA. All four units are currently leased, supporting immediate rental income at purchase.
Key Highlights
- Four leased units, each with two bedrooms and 1.5 bathrooms
- 3,840 SF quadplex on a 0.1635‑acre lot
- Remodeled updates include HVAC, flooring, interior paint, and refreshed cabinetry and countertops
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
$34,557
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
5.20%
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%
$691,140
$691.1K
Cap Rate 7%
$493,671
$493.7K
Cap Rate 9%
$383,967
$384.0K
Market Conditions
NOI Build-Up for 3,840 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
$53.0K $13.80/SF
− Vacancy
−$3.6K −$0.94/SF
EGI
$49.4K $12.86/SF
− OpEx
−$14.8K −$3.86/SF
NOI
$34.6K $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%
$691,140
Cap Rate 7%
$493,671
Cap Rate 9%
$383,967
Alternative Uses
Best Use
Multifamily LT 5
$493.7K
$432.0K – $576.0K
NOI $34,557 @ 7.0% cap · market cap 5.20%
Second Best
Apartment 5plus
$436.8K
$382.2K – $509.6K
NOI $30,575 @ 7.0% cap · market cap 4.60%
Theoretical Best
Office A
$1.03M
$901.9K – $1.20M
NOI $72,150 @ 7.0% cap · market cap 10.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,371
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four leased 2-bedroom, 1.5-bath units with central electric HVAC, refreshed interiors, and washers and dryers included.
Where is this quadplex located?
The property is located at 2731 2733 2735 & 2737 N Valencia Avenue Fayetteville, AR.
What is the asking price?
The asking price for this property is $665,000.
What are key features of this property?
This property features: Four leased units, each with two bedrooms and 1.5 bathrooms; 3,840 SF quadplex on a 0.1635‑acre lot; Remodeled updates include HVAC, flooring, interior paint, and refreshed cabinetry and countertops
