Remodeled 4-Unit
For Sale
$655,000
2765 - 1 2 3 4 N Valencia Avenue, Fayetteville, AR 72703
Residential, Fayetteville, AR
Property Size3,456 SF
Lot Size0.36 Acres
Price / SF$189.53
Days on Market95
Property Features for 2765 - 1 2 3 4 N Valencia Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
8
Full bathrooms
4
Half bathrooms
4
Rooms
Bathroom 5, Bathroom 1, Bedroom 8, Bathroom 7, Bathroom 8, Bedroom 6, Bedroom 5, Bathroom 3, Bedroom 3, Bedroom 2, Bathroom 2, Bedroom 7, Bathroom 4, Bedroom 1, Bathroom 6, Bedroom 4
Parking features
Parking Lot
Exterior features
ConcreteDriveway
Appliances
ElectricWaterHeater
Subdivision
Villa North
Lot features
Central Business District, City Lot, 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
765-11815-000
Size
3,456 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Description
LOT 18 & 19 BLOCK 6, Villa North Subdivision
Tax Annual Amount
3239
Legal Description
LOT 18 & 19 BLOCK 6, Villa North Subdivision
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Building Details
Year built
1984
Floors in Building
2
Number of units
4
Flooring type
Vinyl, Carpet
Building materials
Brick, VinylSiding
Roof type
Shingle
Listing Agency:
Keller Williams Market Pro Realty · Keller Williams Realty
(479) 718-2800
Listed By:
Jody Cohen · License #SA00070744
(479) 871-3573
Added: Jul 2
Changed: Oct 1
Last Checked: Oct 4 at 7:06PM
MLS# 1354054
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 4-unit quadplex contains four 2-bedroom, 1.5-bath residences within 3,456 square feet on a 0.3579-acre parcel. The property has been remodeled with a newer roof, HVAC systems, flooring, interior paint, refinished cabinetry, updated countertops, lighting, and plumbing fixtures. Each unit includes updated kitchen appliances, refrigerators, and washers and dryers that convey with the sale. Brick and vinyl siding, shingle roofing, central air, electric heating, vinyl and carpet flooring, and a parking lot complete the improvements.
Located on N Valencia Avenue in Fayetteville, the property is less than 3.5 miles from the UofA and near schools, grocery stores, restaurants, shopping, trails, and other everyday amenities. Access to uptown and downtown Fayetteville is also noted. Three of the four units are leased, and the property offers an owner-occupancy option.
Located on N Valencia Avenue in Fayetteville, the property is less than 3.5 miles from the UofA and near schools, grocery stores, restaurants, shopping, trails, and other everyday amenities. Access to uptown and downtown Fayetteville is also noted. Three of the four units are leased, and the property offers an owner-occupancy option.
Key Highlights
- Four 2‑bedroom, 1.5‑bath units in a quadplex configuration
- 3,456 square feet on 0.3579 acres
- Three of four units are currently leased
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
$31,101
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
4.75%
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%
$622,020
$622.0K
Cap Rate 7%
$444,300
$444.3K
Cap Rate 9%
$345,567
$345.6K
Market Conditions
NOI Build-Up for 3,456 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
$47.7K $13.80/SF
− Vacancy
−$3.3K −$0.94/SF
EGI
$44.4K $12.86/SF
− OpEx
−$13.3K −$3.86/SF
NOI
$31.1K $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%
$622,020
Cap Rate 7%
$444,300
Cap Rate 9%
$345,567
Alternative Uses
Best Use
Multifamily LT 5
$444.3K
$388.8K – $518.4K
NOI $31,101 @ 7.0% cap · market cap 4.75%
Second Best
Apartment 5plus
$393.1K
$344.0K – $458.6K
NOI $27,518 @ 7.0% cap · market cap 4.20%
Theoretical Best
Office A
$927.6K
$811.7K – $1.08M
NOI $64,935 @ 7.0% cap · market cap 9.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
75%
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Three residences are leased, while the layout also supports a buyer who wants to live on site.
Where is this quadplex located?
The property is located at 2765 - 1 2 3 4 N Valencia Avenue Fayetteville, AR.
What is the asking price?
The asking price for this property is $655,000.
What are key features of this property?
This property features: Four 2‑bedroom, 1.5‑bath units in a quadplex configuration; 3,456 square feet on 0.3579 acres; Three of four units are currently leased
