Vacant Duplex with Thermal
New
For Sale
$169,000
324 GANNTS St, Marion, AR 72364
Duplexes, Traditional, Marion, AR
Property Size1,798 SF
Price / SF$93.99
Days on Market2
Property Features for 324 GANNTS St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 2, Bathroom 1, Bedroom 1, Bedroom 6, Bedroom 5, Bedroom 3, Bedroom 4
Subdivision
GANNT LANE SEC/
Standard status
Active
Size
1,798 SF
Taxes and HOA fees
Tax Annual Amount
1
Building Details
Year built
1989
Architectural style
Other
Listing Agency:
Integrated Assets
(901) 820-4585
Listed By:
Glenn McDonald · License ##267657
(901) 289-1374
Added: Sep 3
Last Checked: Sep 4 at 12:06AM
MLS# 10229718
Copyright © 2026 Memphis Area Association 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.
Built in 1989, this vacant duplex contains two units totaling approximately 1,798 SF. Thermal windows and numerous completed updates are in place, while final cleaning, cosmetic touch-ups, and other finishing work remain before the property is ready for occupancy. The existing condition allows the next owner to complete improvements without coordinating tenant relocation.
The property is located in Marion, with access to shopping, schools, employment, and amenities in the Memphis metro area. Its two-unit layout supports separate leasing arrangements or an owner-occupancy setup with the other unit leased, subject to verification of the configuration and other property details.
The property is located in Marion, with access to shopping, schools, employment, and amenities in the Memphis metro area. Its two-unit layout supports separate leasing arrangements or an owner-occupancy setup with the other unit leased, subject to verification of the configuration and other property details.
Key Highlights
- Two‑unit duplex with approximately 1,798 SF
- 1989 construction
- Thermal windows installed
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
$10,058
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
5.95%
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%
$201,160
$201.2K
Cap Rate 7%
$143,686
$143.7K
Cap Rate 9%
$111,756
$111.8K
Market Conditions
NOI Build-Up for 1,798 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
$16.2K $9.00/SF
− Vacancy
−$1.8K −$1.01/SF
EGI
$14.4K $7.99/SF
− OpEx
−$4.3K −$2.40/SF
NOI
$10.1K $5.59/SF
Area
Crittenden County, AR
Vacancy
11.21%
Lease Rate
$9.00 /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%
$201,160
Cap Rate 7%
$143,686
Cap Rate 9%
$111,756
Alternative Uses
Best Use
Multifamily LT 5
$143.7K
$125.7K – $167.6K
NOI $10,058 @ 7.0% cap · market cap 5.95%
Second Best
Apartment 5plus
$131.6K
$115.1K – $153.5K
NOI $9,211 @ 7.0% cap · market cap 5.45%
Theoretical Best
Office A
$328.8K
$287.7K – $383.6K
NOI $23,017 @ 7.0% cap · market cap 13.62%
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
158
Businesses Nearby
Explore this area
Business Placement
Demographics for 72364, AR
16,394
Population
6,415
Households
2.6
Avg Household Size
36
Median Age
23%
College-Educated
90%
High-School Grad
80.0 sq mi
ZIP Area
205
Density / Sq Mi
$76,118
Median Household Income
$46,529
Median Earnings
$1,025
Median Rent
$206,400
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 - Two-unit residential property with completed updates and additional finishing work remaining.
Where is this duplex located?
The property is located at 324 GANNTS St Marion, AR.
What is the asking price?
The asking price for this property is $169,000.
What are key features of this property?
This property features: Two‑unit duplex with approximately 1,798 SF; 1989 construction; Thermal windows installed
