Remodeled Duplex with
For Sale
$409,000
3433 & 3435 W Harvard Street, Fayetteville, AR 72704
Residential, Fayetteville, AR
Property Size2,412 SF
Lot Size0.19 Acres
Price / SF$169.57
Days on Market144
Property Features for 3433 & 3435 W Harvard Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bathroom 2, Bedroom 6, Bathroom 3, Bedroom 5, Bathroom 4, Bedroom 2, Bathroom 1, Bedroom 4, Bedroom 3
Parking features
Garage, On Street
Window features
Blinds
Interior features
CeilingFans, EatInKitchen, WindowTreatments
Exterior features
ConcreteDriveway
Fireplace
1
Appliances
BuiltInRange, BuiltInOven, CounterTop, Dishwasher, ElectricOven, ElectricRange, ElectricWaterHeater, Disposal, Refrigerator, RangeHood, PlumbedForIceMaker
Subdivision
Walnut Grove
Lot features
Central Business District, City Lot, Level, Near Park, Subdivision
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
From I-49, take exit 64 and head west on Wedington Dr. then turn right (North) on Salem Ave. Turn left on Harvard St. Property will be on the left side. No yard sign. Please do not disturb tenants.
Standard status
Active
APN
765-13651-138
Size
2,412 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Description
Lot 120, WALNUT GROVE ADDITION, PHASE I
Tax Annual Amount
3432
Legal Description
Lot 120, WALNUT GROVE ADDITION, PHASE I
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Amenities
washer/dryer hookups
Building Details
Year built
1989
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Carpet
Building materials
Brick, VinylSiding
Roof type
Asphalt, Shingle
Listing Agency:
Keller Williams Market Pro Realty · Keller Williams Realty
(479) 718-2800
Listed By:
Jody Cohen · License #SA00070744
(479) 871-3573
Added: Apr 4
Changed: Aug 19
Last Checked: Aug 25 at 1:06PM
MLS# 1340633
Copyright © 2026 ArkansasONE MLS. 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 2,412-square-foot duplex at 3433 & 3435 W Harvard Street contains two residences, each configured with 3 bedrooms, 2 bathrooms, and a 1-car garage. Built in 1989, the property has received updates including new flooring, interior paint, refinished cabinetry, countertops, lighting, plumbing fixtures, and kitchen appliances. Each unit also has washer and dryer hookups, while interior features include ceiling fans, eat-in kitchens, and window treatments.
The property occupies 0.1894 acres in Fayetteville, approximately 1 mile from I-49 and less than 3 miles from the University of Arkansas. Bus routes, trails, shopping, restaurants, and other amenities are identified nearby. Public water and public sewer serve the property, and the exterior includes a concrete driveway with additional on-street parking. Both units are currently leased, and the property is tenant occupied.
The property occupies 0.1894 acres in Fayetteville, approximately 1 mile from I-49 and less than 3 miles from the University of Arkansas. Bus routes, trails, shopping, restaurants, and other amenities are identified nearby. Public water and public sewer serve the property, and the exterior includes a concrete driveway with additional on-street parking. Both units are currently leased, and the property is tenant occupied.
Key Highlights
- Two‑unit duplex with 2,412 SF of total property size
- Each unit offers 3 bedrooms, 2 bathrooms, and a 1‑car garage
- Both units are currently leased
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
$21,706
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
5.31%
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%
$434,120
$434.1K
Cap Rate 7%
$310,086
$310.1K
Cap Rate 9%
$241,178
$241.2K
Market Conditions
NOI Build-Up for 2,412 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
$33.3K $13.80/SF
− Vacancy
−$2.3K −$0.94/SF
EGI
$31.0K $12.86/SF
− OpEx
−$9.3K −$3.86/SF
NOI
$21.7K $9.00/SF
Area
Washington County, AR
Vacancy
6.84%
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%
$434,120
Cap Rate 7%
$310,086
Cap Rate 9%
$241,178
Alternative Uses
Best Use
Multifamily LT 5
$310.1K
$271.3K – $361.8K
NOI $21,706 @ 7.0% cap · market cap 5.31%
Second Best
Apartment 5plus
$274.4K
$240.1K – $320.1K
NOI $19,205 @ 7.0% cap · market cap 4.70%
Theoretical Best
Office A
$647.4K
$566.5K – $755.3K
NOI $45,319 @ 7.0% cap · market cap 11.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
319
Businesses Nearby
Explore this area
Business Placement
Demographics for 72704, AR
31,145
Population
14,098
Households
2.2
Avg Household Size
31
Median Age
55%
College-Educated
96%
High-School Grad
77.0 sq mi
ZIP Area
404
Density / Sq Mi
$88,991
Median Household Income
$51,341
Median Earnings
$1,163
Median Rent
$301,600
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 - Both residences are leased and include updated kitchens, laundry hookups, and garage parking.
Where is this duplex located?
The property is located at 3433 & 3435 W Harvard Street Fayetteville, AR.
What is the asking price?
The asking price for this property is $409,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,412 SF of total property size; Each unit offers 3 bedrooms, 2 bathrooms, and a 1‑car garage; Both units are currently leased
