Remodeled Duplex With New
For Sale
$329,000
Pending
2732 & 2734 N Sierra Avenue, Fayetteville, AR 72703
MULTI_FAMILY - Fayetteville, AR
Property Size1,944 SF
Lot Size0.17 Acres
Days on Market99
Property Features for 2732 & 2734 N Sierra Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bathroom 2, Bathroom 1, Bedroom 1, Bedroom 2
Parking features
Parking Lot, Assigned
Exterior features
ConcreteDriveway
Appliances
GasWaterHeater
Subdivision
Villa North Sub
Lot features
Central Business District, City Lot, 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 on E Drake St, then left on N Sierra Ave. The property is on the left side.Look for yard sign.
Standard status
Pending
APN
765-11767-000
Size
1,944 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Description
Lot 11, Block 3, Villa North, Washington county
Tax Annual Amount
2014
Legal Description
Lot 11, Block 3, Villa North, Washington county
Utilities
Heating system
Central, Natural Gas
Cooling system
Gas (Cooling), Central Air
Building Details
Year built
1983
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Carpet
Building materials
Brick, VinylSiding
Roof type
Shingle
Listing Agency:
PAK Home Realty
(479) 278-7146
Listed By:
Geraldine Martinez · License #SA00066188
(479) 684-6299
Added: May 15
Changed: Aug 4
Last Checked: Aug 21 at 12:06PM
MLS# 1347714
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 remodeled duplex offers two mirror-image units at 2732 and 2734 N Sierra Avenue. Each side features two bedrooms and one bathroom, and the property includes new interior updates such as new flooring, new paint, refinished cabinets, new countertops throughout, and new lighting and plumbing fixtures. The kitchen includes new appliances, including a refrigerator, dishwasher, and range, and washer/dryer hookups are provided. A new patio slider is on the left side, while the right side has newer heat and air units. A new water heater is also included. The exterior features a concrete driveway.
The duplex is a brick and vinyl-siding property built in 1983 with a shingle roof. Heating and cooling are central and natural gas based, with central air and gas cooling, and the units include assigned parking in a parking lot setting.
With its refreshed interiors and unit-by-unit improvements, the property is designed for straightforward residential income use.
The duplex is a brick and vinyl-siding property built in 1983 with a shingle roof. Heating and cooling are central and natural gas based, with central air and gas cooling, and the units include assigned parking in a parking lot setting.
With its refreshed interiors and unit-by-unit improvements, the property is designed for straightforward residential income use.
Key Highlights
- Two mirror units at 2732 & 2734 N Sierra Avenue
- Remodeled interiors: new flooring, paint, refinished cabinets, countertops, lighting and plumbing fixtures
- Left side new patio slider
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
$17,495
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
5.32%
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%
$349,900
$349.9K
Cap Rate 7%
$249,929
$249.9K
Cap Rate 9%
$194,389
$194.4K
Market Conditions
NOI Build-Up for 1,944 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
$26.8K $13.80/SF
− Vacancy
−$1.8K −$0.94/SF
EGI
$25.0K $12.86/SF
− OpEx
−$7.5K −$3.86/SF
NOI
$17.5K $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%
$349,900
Cap Rate 7%
$249,929
Cap Rate 9%
$194,389
Alternative Uses
Best Use
Multifamily LT 5
$249.9K
$218.7K – $291.6K
NOI $17,495 @ 7.0% cap · market cap 5.32%
Second Best
Apartment 5plus
$221.1K
$193.5K – $258.0K
NOI $15,479 @ 7.0% cap · market cap 4.70%
Theoretical Best
Office A
$521.8K
$456.6K – $608.8K
NOI $36,526 @ 7.0% cap · market cap 11.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,422
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?
Duplex - Remodeled two-bedroom, one-bath duplex with newer HVAC on one side, new flooring and lighting, and assigned parking.
Where is this duplex located?
The property is located at 2732 & 2734 N Sierra Avenue Fayetteville, AR.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: Two mirror units at 2732 & 2734 N Sierra Avenue; Remodeled interiors: new flooring, paint, refinished cabinets, countertops, lighting and plumbing fixtures; Left side new patio slider
