Four-Unit
New
For Sale
$549,000
311 Webster, Alma, AR 72921
Multifamily, Traditional, Alma, AR
Property Size3,992 SF
Lot Size0.25 Acres
Price / SF$137.53
Days on Market2
Property Features for 311 Webster
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
8
Rooms
Bedroom 6, Bedroom 8, Bedroom 4, Bedroom 1, Bedroom 7, Bedroom 5, Bedroom 3, Bedroom 2
Appliances
Dryer, Electric, Range, Refrigerator, Washer
Subdivision
Alma (Original Town)
Lot features
Level
Elementary school
Alma
Middle school
Alma
High school
Alma
Elementary school district
Alma
Middle school district
Alma
High school district
Alma
Directions
From the Alma exit (exit 1B) go right, proceed through the red-light, continue straight towards Alma High School, Turn right onto Webster.
Standard status
Active
APN
000-000-000
Size
3,992 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Description
Part Of Block 7
Tax Annual Amount
2784
Legal Description
Part Of Block 7
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Window Unit(s), Electric
Building Details
Year built
2015
Floors in Building
2
Number of units
4
Flooring type
Vinyl, Carpet
Roof type
Fiberglass, Shingle
Architectural style
Other
Listing Agency:
Keller Williams Platinum Realty · Keller Williams Realty
(479) 434-3000
Listed By:
Laura McLean · License #SA00081842
(479) 439-3000
Added: Sep 9
Last Checked: Sep 10 at 4:06PM
MLS# 1091687
Copyright © 2026 Western River Valley Board of REALTORS®. 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.
Located at 311 Webster in Alma, Arkansas, this quadplex contains four income-producing residential units within 3,992 square feet. Constructed in 2015, the property features spacious floor plans, modern finishes, vinyl and carpet flooring, and parking for tenants. The 0.25-acre site supports a compact multifamily configuration suited to residential rental use.
Unit appliances include electric ranges, refrigerators, washers, and dryers. Building systems include central electric heating, window-unit cooling, fiberglass shingle roofing, and electric service for the heating and cooling equipment. The property offers an established four-unit layout with contemporary construction and practical operating features.
Unit appliances include electric ranges, refrigerators, washers, and dryers. Building systems include central electric heating, window-unit cooling, fiberglass shingle roofing, and electric service for the heating and cooling equipment. The property offers an established four-unit layout with contemporary construction and practical operating features.
Key Highlights
- Four income‑producing residential units
- 3,992 square feet of property size
- 0.25‑acre lot in Alma, AR
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
$26,662
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
4.86%
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%
$533,240
$533.2K
Cap Rate 7%
$380,886
$380.9K
Cap Rate 9%
$296,244
$296.2K
Market Conditions
NOI Build-Up for 3,992 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
$40.7K $10.20/SF
− Vacancy
−$2.6K −$0.66/SF
EGI
$38.1K $9.54/SF
− OpEx
−$11.4K −$2.86/SF
NOI
$26.7K $6.68/SF
Area
Crawford County, AR
Vacancy
6.46%
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%
$533,240
Cap Rate 7%
$380,886
Cap Rate 9%
$296,244
Alternative Uses
Best Use
Multifamily LT 5
$380.9K
$333.3K – $444.4K
NOI $26,662 @ 7.0% cap · market cap 4.86%
Second Best
Apartment 5plus
$350.8K
$307.0K – $409.3K
NOI $24,556 @ 7.0% cap · market cap 4.47%
Theoretical Best
Office A
$765.4K
$669.7K – $892.9K
NOI $53,576 @ 7.0% cap · market cap 9.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
299
Businesses Nearby
Explore this area
Business Placement
Demographics for 72921, AR
13,770
Population
5,287
Households
2.6
Avg Household Size
39
Median Age
22%
College-Educated
91%
High-School Grad
88.9 sq mi
ZIP Area
155
Density / Sq Mi
$68,302
Median Household Income
$44,259
Median Earnings
$963
Median Rent
$185,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Built in 2015, the property offers modern finishes, tenant parking, and four income-producing residential units.
Where is this quadplex located?
The property is located at 311 Webster Alma, AR.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Four income‑producing residential units; 3,992 square feet of property size; 0.25‑acre lot in Alma, AR
