Three-Duplex Investment
For Sale
$615,000
Oliver-Bradley 3 Duplexes, Conway, AR 72034
Multi-Family, Traditional, Conway, AR
Property Size5,372 SF
Price / SF$114.48
Days on Market178
Property Features for Oliver-Bradley 3 Duplexes
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
12
Bathrooms
6
Full bathrooms
6
Rooms
Bathroom 1, Bedroom 6, Bedroom 8, Bedroom 12, Bedroom 10, Bedroom 3, Bedroom 2, Bedroom 1, Bedroom 4, Bedroom 5, Bedroom 7, Bedroom 11, Bathroom 2, Bathroom 6, Bathroom 3, Bedroom 9, Bathroom 5, Bathroom 4
Interior features
Washer Connection, Dryer Connection-Gas, Dryer Connection-Electric, Hot Water Heater-Gas, Hot Water Heater-Electric, Fan - Ceiling
Appliances
Free-Standing Stove, Electric Range, Dishwasher, Free-Standing Stove, Electric Range, Dishwasher
Subdivision
Robinsons Plan
Lot features
Level, In Subdivision
Elementary school
Conway
Middle school
Conway
High school
Conway
Directions
544-550 Oliver St: Downtown Conway at the corner of Scott and Oliver Streets. 6A-6B Bradley Circle: In East Conway, from E Oak St intersection, go south on East German Ln, left on Florence Mattison Dr, then left on Bradley Circle.
Standard status
Active
Size
5,372 SF
Taxes and HOA fees
Tax Year
2023
Tax Description
PT 13,14,15 BLK49 ROBINSONS PL
Tax Annual Amount
3244
Legal Description
PT 13,14,15 BLK49 ROBINSONS PL
Building Details
Floors in Building
1
Number of units
6
Flooring type
Vinyl, Tile, Carpet - Full, Carpet - Partial
Roof type
Composition
Architectural style
Other
Listing Agency:
Dunaway and Hart, Inc. · Century 21 Real Estate
(501) 327-2121
Listed By:
Mitch Hart · License #PB00043809
(501) 626-2121
Added: Feb 23
Changed: Aug 19
Last Checked: Aug 20 at 2:06AM
MLS# 26007091
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. 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 duplex investment portfolio includes three separate duplex properties offered as one package, totaling six fully occupied units. All units are two-bedroom, one-bath layouts, supporting a consistent residential income configuration across the portfolio. The buildings include washer and dryer connections (including electric dryer connection and gas dryer connection), ceiling fans, and hot water heaters available in both gas and electric options.
The Oliver Street duplexes are side by side in Downtown Conway, while the Bradley Circle duplex is in East Conway. Property details include 544-546 Oliver St (+/- 1,880 SF, built +/- 1982) and 548-550 Oliver St (+/- 1,880 SF, built +/- 1982), along with 6A-6B Bradley Cir (+/- 1,612 SF, built +/- 1986). Flooring consists of carpet (full and partial), vinyl, and tile, with composition roofing.
Unit interiors feature free-standing stoves and electric ranges, plus dishwashers, aligning well with a straightforward, tenant-ready residential setup.
The Oliver Street duplexes are side by side in Downtown Conway, while the Bradley Circle duplex is in East Conway. Property details include 544-546 Oliver St (+/- 1,880 SF, built +/- 1982) and 548-550 Oliver St (+/- 1,880 SF, built +/- 1982), along with 6A-6B Bradley Cir (+/- 1,612 SF, built +/- 1986). Flooring consists of carpet (full and partial), vinyl, and tile, with composition roofing.
Unit interiors feature free-standing stoves and electric ranges, plus dishwashers, aligning well with a straightforward, tenant-ready residential setup.
Key Highlights
- Portfolio of 3 duplex properties offered as one investment package
- Six fully occupied units, all two‑bedroom and one‑bath
- 544‑546 Oliver St: +/- 1,880 SF built +/- 1982
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
$36,135
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
5.88%
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%
$722,700
$722.7K
Cap Rate 7%
$516,214
$516.2K
Cap Rate 9%
$401,500
$401.5K
Market Conditions
NOI Build-Up for 5,372 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
$54.8K $10.20/SF
− Vacancy
−$3.2K −$0.59/SF
EGI
$51.6K $9.61/SF
− OpEx
−$15.5K −$2.88/SF
NOI
$36.1K $6.73/SF
Area
Faulkner County, AR
Vacancy
5.79%
Lease Rate
$10.20 /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%
$722,700
Cap Rate 7%
$516,214
Cap Rate 9%
$401,500
Alternative Uses
Best Use
Multifamily LT 5
$516.2K
$451.7K – $602.3K
NOI $36,135 @ 7.0% cap · market cap 5.88%
Second Best
Apartment 5plus
$461.3K
$403.7K – $538.2K
NOI $32,294 @ 7.0% cap · market cap 5.25%
Theoretical Best
Office A
$1.23M
$1.07M – $1.43M
NOI $85,771 @ 7.0% cap · market cap 13.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
6
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,417
Businesses Nearby
Explore this area
Business Placement
Demographics for 72034, AR
47,873
Population
22,523
Households
2.1
Avg Household Size
33
Median Age
44%
College-Educated
94%
High-School Grad
47.9 sq mi
ZIP Area
999
Density / Sq Mi
$61,675
Median Household Income
$40,511
Median Earnings
$993
Median Rent
$250,000
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 - Three duplex properties offer six fully occupied two-bedroom, one-bath units as a single investment package.
Where is this duplex located?
The property is located at Oliver-Bradley 3 Duplexes Conway, AR.
What is the asking price?
The asking price for this property is $615,000.
What are key features of this property?
This property features: Portfolio of 3 duplex properties offered as one investment package; Six fully occupied units, all two‑bedroom and one‑bath; 544‑546 Oliver St: +/- 1,880 SF built +/- 1982
