Remodeled 8-Unit Apartment
For Sale
$1,330,000
2765 #1-4 & 2731-2737 N Valencia Avenue, Fayetteville, AR 72703
Residential, Fayetteville, AR
Property Size7,296 SF
Lot Size0.53 Acres
Price / SF$182.29
Days on Market47
Property Features for 2765 #1-4 & 2731-2737 N Valencia Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
16
Bathrooms
16
Full bathrooms
8
Half bathrooms
8
Rooms
Bedroom 8, Bedroom 7, Bedroom 12, Bathroom 7, Bathroom 2, Bathroom 4, Bathroom 15, Bedroom 2, Bedroom 9, Bathroom 16, Bedroom 14, Bathroom 9, Bedroom 1, Bathroom 11, Bathroom 13, Bathroom 8, Bathroom 5, Bedroom 10, Bedroom 11, Bedroom 13, Bedroom 16, Bedroom 3, Bedroom 5, Bathroom 3, Bathroom 1, Bathroom 10, Bedroom 6, Bathroom 12, Bathroom 14, Bedroom 15, Bedroom 4, Bathroom 6
Parking features
Parking Lot
Window features
Blinds
Patio and Porch features
Patio, Porch
Interior features
CeilingFans, GraniteCounters, Pantry, WalkInClosets, WindowTreatments
Exterior features
ConcreteDriveway
Appliances
CounterTop, Dryer, Dishwasher, ElectricOven, ElectricRange, ElectricWaterHeater, Disposal, Refrigerator, RangeHood, Washer, PlumbedForIceMaker
Subdivision
Villa North
Lot features
Central Business District, Corner Lot, 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
7,296 SF
Lot size
0.53 Acres
Taxes and HOA fees
Tax Description
LOTS 18 & 19 BLOCK 6, Villa North Subdivision
Tax Annual Amount
6504
Legal Description
LOTS 18 & 19 BLOCK 6, Villa North Subdivision
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Amenities
washer/dryer
Building Details
Year built
1984
Floors in Building
2
Number of units
8
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 9
Changed: Aug 19
Last Checked: Aug 24 at 4:06PM
MLS# 1354782
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 apartment building features two four-plexes totaling eight units. The units are configured as 2-bedroom, 1.5-bath homes, with interior updates that include flooring, interior paint, refinished cabinetry, countertops, and updated lighting and plumbing fixtures. Each unit is equipped with updated kitchen appliances, including refrigerators, and the sale includes washers and dryers. Heating is central electric and cooling is central air electric. The building is supported with ceiling fans and includes select interior features such as walk-in closets, pantry space, and window treatments. Exterior improvements include a concrete driveway, with brick and vinyl siding construction and a shingle roof.
Built in 1984, the property sits on a 0.53-acre lot with 7,296 square feet under roof. Central Fayetteville convenience is highlighted by proximity to schools, grocery stores, restaurants, shopping, and trails, with access to Fayetteville uptown and downtown.
As currently presented, 7 of the 8 units are leased, providing immediate rental occupancy while keeping tenants undisturbed.
Built in 1984, the property sits on a 0.53-acre lot with 7,296 square feet under roof. Central Fayetteville convenience is highlighted by proximity to schools, grocery stores, restaurants, shopping, and trails, with access to Fayetteville uptown and downtown.
As currently presented, 7 of the 8 units are leased, providing immediate rental occupancy while keeping tenants undisturbed.
Key Highlights
- Two four‑plexes totaling 8 units with 2‑bedroom, 1.5‑bath layouts
- 7 of 8 units currently leased
- 0.53‑acre lot with 7,296 SF under roof
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
$58,093
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
4.37%
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%
$1,161,860
$1.2M
Cap Rate 7%
$829,900
$829.9K
Cap Rate 9%
$645,478
$645.5K
Market Conditions
NOI Build-Up for 7,296 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
$113.8K $15.60/SF
− Vacancy
−$8.2K −$1.12/SF
EGI
$105.6K $14.48/SF
− OpEx
−$47.5K −$6.51/SF
NOI
$58.1K $7.96/SF
Area
Washington County, AR
Vacancy
7.20%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
45.00%
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%
$1,161,860
Cap Rate 7%
$829,900
Cap Rate 9%
$645,478
Alternative Uses
Best Use
Apartment 5plus
$829.9K
$726.2K – $968.2K
NOI $58,093 @ 7.0% cap · market cap 4.37%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.96M
$1.71M – $2.28M
NOI $137,085 @ 7.0% cap · market cap 10.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
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
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Frequently Asked Questions
What type of property is this?
Apartment building - Remodeled 8-unit apartment building with 7 of 8 units leased and updated kitchens, HVAC, and roof.
Where is this apartment building located?
The property is located at 2765 #1-4 & 2731-2737 N Valencia Avenue Fayetteville, AR.
What is the asking price?
The asking price for this property is $1,330,000.
What are key features of this property?
This property features: Two four‑plexes totaling 8 units with 2‑bedroom, 1.5‑bath layouts; 7 of 8 units currently leased; 0.53‑acre lot with 7,296 SF under roof
