Updated Three-Unit
For Sale
$499,000
Pending
2910 Dawn Court, Siloam Springs, AR 72761
Residential, Siloam Springs, AR
Property Size4,347 SF
Lot Size0.24 Acres
Days on Market160
Property Features for 2910 Dawn Court
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
3
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 1, Bathroom 3, Bathroom 1, Bedroom 2, Bathroom 2, Bedroom 3
Parking features
Garage, Open
Patio and Porch features
Patio
Exterior features
ConcreteDriveway
Fencing
Privacy
Appliances
Dishwasher, ElectricCooktop, ElectricOven, ElectricRange, GasWaterHeater, Refrigerator, RangeHood
Subdivision
Sun Haven Add Siloam Spgs
Lot features
Cleared, Cul De Sac, City Lot, Level, Subdivision
Elementary school district
Siloam Springs
Middle school district
Siloam Springs
High school district
Siloam Springs
Directions
South on Hwy. 16 from Walmart Supercenter, turn left on Dawn Court and go to end of the street. 2910 is on the right.
Standard status
Pending
APN
03-04047-010
Size
4,347 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Description
PLAT 20-149
Tax Annual Amount
4057
Legal Description
PLAT 20-149
Utilities
Heating system
Central, Natural Gas
Cooling system
Central Air, Electric
Amenities
fenced backyard
Building Details
Year built
1998
Floors in Building
2
Number of units
3
Flooring type
Vinyl
Building materials
Brick
Roof type
Shingle
Listing Agency:
Sanderson & Associates Real Estate
(479) 524-8600
Listed By:
Tamera Holmes · License #EB00079660
(479) 871-0696
Added: Apr 15
Changed: Sep 12
Last Checked: Sep 21 at 1:06AM
MLS# 1342223
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.
Built in 1998, this brick triplex contains three residences totaling 4,347 square feet. Each unit provides 3 bedrooms, 2 1/2 baths, 1 car garage, a fenced backyard, and patio space. The 0.24-acre property also includes open parking and a concrete driveway.
Improvements include a shingle roof installed in 2021 and new privacy fencing. LVP flooring was added throughout the units between 2021 and 2025, with Unit B completed most recently in 2025. Unit C received a new HVAC system in June 2025, while Units A and B have updated appliances and remodeled bathrooms. Unit C has also been freshly painted with additional minor updates. Units B and C are currently tenant occupied. The property is near shopping, schools, and a hospital in Siloam Springs.
Improvements include a shingle roof installed in 2021 and new privacy fencing. LVP flooring was added throughout the units between 2021 and 2025, with Unit B completed most recently in 2025. Unit C received a new HVAC system in June 2025, while Units A and B have updated appliances and remodeled bathrooms. Unit C has also been freshly painted with additional minor updates. Units B and C are currently tenant occupied. The property is near shopping, schools, and a hospital in Siloam Springs.
Key Highlights
- Three‑unit triplex with 4,347 square feet of total building area
- Each unit includes 3 bedrooms, 2 1/2 baths, 1 car garage, and 1,449 square feet
- 0.24‑acre lot with fenced backyards, private garage parking, open parking, and patios
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
$39,678
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
7.95%
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%
$793,560
$793.6K
Cap Rate 7%
$566,829
$566.8K
Cap Rate 9%
$440,867
$440.9K
Market Conditions
NOI Build-Up for 4,347 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
$60.0K $13.80/SF
− Vacancy
−$3.3K −$0.76/SF
EGI
$56.7K $13.04/SF
− OpEx
−$17.0K −$3.91/SF
NOI
$39.7K $9.13/SF
Area
Benton County, AR
Vacancy
5.51%
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%
$793,560
Cap Rate 7%
$566,829
Cap Rate 9%
$440,867
Alternative Uses
Best Use
Multifamily LT 5
$566.8K
$496.0K – $661.3K
NOI $39,678 @ 7.0% cap · market cap 7.95%
Second Best
Apartment 5plus
$505.8K
$442.6K – $590.1K
NOI $35,404 @ 7.0% cap · market cap 7.09%
Theoretical Best
Office A
$1.19M
$1.05M – $1.39M
NOI $83,621 @ 7.0% cap · market cap 16.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
319
Businesses Nearby
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Business Placement
Demographics for 72761, AR
23,731
Population
9,101
Households
2.6
Avg Household Size
33
Median Age
29%
College-Educated
86%
High-School Grad
114.1 sq mi
ZIP Area
208
Density / Sq Mi
$69,620
Median Household Income
$35,724
Median Earnings
$936
Median Rent
$218,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Triplex - Brick multifamily property with private garages, fenced backyards, and recent improvements across all three residences.
Where is this triplex located?
The property is located at 2910 Dawn Court Siloam Springs, AR.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Three‑unit triplex with 4,347 square feet of total building area; Each unit includes 3 bedrooms, 2 1/2 baths, 1 car garage, and 1,449 square feet; 0.24‑acre lot with fenced backyards, private garage parking, open parking, and patios
