Listing Agency: MVP Real Estate l***@mvpftw.com Show Phone

Listed By: Laura Casteel Show Phone

Source: Arprorealty

Added: Jul 20 Changed: Aug 29 Last Checked: Aug 29 at 8:49PM

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Investment Insights

Based on property information with market context.

This 1,740-square-foot duplex contains two residences, each configured with two bedrooms and one bathroom. Separate parking and outdoor space are provided for each unit. The roof was replaced within the last 3-4 yrs, and HVAC systems were replaced in 2018. Both units are currently occupied by tenants.

The property is located in Ward, Arkansas, within the Cabot School District and on a quiet street. Showings require 24-hour notice because the residences are tenant occupied. Interior photographs are from the Washington units and illustrate general layouts; finishes may vary by unit.

Key Highlights

• Two‑unit duplex with 1,740 SF of total property size
• Each unit offers 2 bedrooms and 1 bathroom
• Each residence has its own parking and outdoor space

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

$15,882

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

8.36%

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%

$317,640 $317.6K

Cap Rate 7%

$226,886 $226.9K

Cap Rate 9%

$176,467 $176.5K

Market Conditions

NOI Build-Up for 1,740 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

$24.0K $13.80/SF

− Vacancy

−$1.3K −$0.76/SF

EGI

$22.7K $13.04/SF

− OpEx

−$6.8K −$3.91/SF

NOI

$15.9K $9.13/SF

Area

Lonoke 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%

$317,640

Cap Rate 7%

$226,886

Cap Rate 9%

$176,467

Alternative Uses

Best Use

Multifamily LT 5

$226.9K

$198.5K – $264.7K (±1% cap)

NOI $15,882 @ 7.0% cap · market cap 8.36%

Second Best

Apartment 5plus

$200.9K

$175.8K – $234.4K (±1% cap)

NOI $14,063 @ 7.0% cap · market cap 7.41%

Theoretical Best

Office A

$354.3K

$310.0K – $413.3K (±1% cap)

NOI $24,799 @ 7.0% cap · market cap 13.06%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Electrical Service Auto Repair Shop Daycare Center Food Market

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

100%

Occupancy

Location Intelligence

Trade Area within ½ mile

6

Businesses Nearby

Explore this area Business Placement

Demographics for 72176, AR

9,418

Population

3,598

Households

2.6

Avg Household Size

34

Median Age

18%

College-Educated

88%

High-School Grad

70.4 sq mi

ZIP Area

134

Density / Sq Mi

$77,511

Median Household Income

$45,962

Median Earnings

$995

Median Rent

$165,000

Median Home Value

Market

Vacancy Rate% for Multifamily in South region

8.5% 2022

10.2% 2023

11.4% 2024

11.3% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Tenant-occupied duplex with dedicated parking and outdoor space serving each residence.

Where is this duplex located?

The property is located at 307 & 309 Washington Ward, AR.

What is the asking price?

The asking price for this property is $189,900.

What are key features of this property?

This property features: Two‑unit duplex with 1,740 SF of total property size; Each unit offers 2 bedrooms and 1 bathroom; Each residence has its own parking and outdoor space