Two-Unit Duplex with Long-Term
For Sale
$200,000
3 E Laramie Drive, Sherwood, AR 72120
Well-maintained income property with tenant-paid utilities and owner-provided lawn care.
Property Size2,035 SF
Price / SF$98.28
Days on Market12
Property Features for 3 E Laramie Drive
General Information
Standard status
Active
Size
2,035 SF
Property subtype
Multi-family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Buildings
1
Listing Agency:
Realty One Group - Pinnacle
(501) 944-0527
Listed By:
Laura Osborne
(501) 944-0527
Source:
Heilesassociatesrealtors
Added: Aug 21
Changed: Aug 30
Last Checked: Aug 31 at 5:05PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Realty One Group - Pinnacle
Investment Insights
Based on property information with market context.
Located at 3 E Laramie Drive in Sherwood, this duplex contains 2,035 square feet arranged as two separate residential units. Each side offers two bedrooms, one full bathroom, and a practical floor plan suited to long-term occupancy.
Both units are maintained, and the property has established long-term tenancy. The owner handles lawn care, while residents pay their own utility costs, creating a clearly defined operating arrangement. The duplex offers an existing residential income configuration in the Sherwood market.
Both units are maintained, and the property has established long-term tenancy. The owner handles lawn care, while residents pay their own utility costs, creating a clearly defined operating arrangement. The duplex offers an existing residential income configuration in the Sherwood market.
Key Highlights
- 2,035‑square‑foot duplex with two residential units
- Each unit includes 2 bedrooms and 1 full bathroom
- Long‑term tenants currently occupy the property
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
$17,102
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
8.55%
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%
$342,040
$342.0K
Cap Rate 7%
$244,314
$244.3K
Cap Rate 9%
$190,022
$190.0K
Market Conditions
NOI Build-Up for 2,035 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
$26.1K $12.84/SF
− Vacancy
−$1.7K −$0.83/SF
EGI
$24.4K $12.01/SF
− OpEx
−$7.3K −$3.60/SF
NOI
$17.1K $8.40/SF
Area
Pulaski County, AR
Vacancy
6.50%
Lease Rate
$12.84 /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%
$342,040
Cap Rate 7%
$244,314
Cap Rate 9%
$190,022
Alternative Uses
Best Use
Multifamily LT 5
$244.3K
$213.8K – $285.0K
NOI $17,102 @ 7.0% cap · market cap 8.55%
Second Best
Apartment 5plus
$218.7K
$191.4K – $255.2K
NOI $15,309 @ 7.0% cap · market cap 7.65%
Theoretical Best
Specialty Retail
$388.2K
$339.7K – $452.9K
NOI $27,173 @ 7.0% cap · market cap 13.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
358
Businesses Nearby
Explore this area
Business Placement
Demographics for 72120, AR
34,784
Population
15,216
Households
2.3
Avg Household Size
41
Median Age
35%
College-Educated
95%
High-School Grad
54.2 sq mi
ZIP Area
642
Density / Sq Mi
$75,853
Median Household Income
$48,453
Median Earnings
$1,026
Median Rent
$189,400
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 - Well-maintained income property with tenant-paid utilities and owner-provided lawn care.
Where is this duplex located?
The property is located at 3 E Laramie Drive Sherwood, AR.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: 2,035‑square‑foot duplex with two residential units; Each unit includes 2 bedrooms and 1 full bathroom; Long‑term tenants currently occupy the property
