Duplex with Auxiliary
For Sale
$175,000
3665 W Hillsboro St, El Dorado, AR 71730
Two residential units and tenant-owned mobile homes create separate rental arrangements on a 1.7-acre property.
Property Size1,590 SF
Lot Size1.70 Acres
Price / SF$110.06
Days on Market14
Property Features for 3665 W Hillsboro St
General Information
Standard status
Active
Size
1,590 SF
Lot size
1.70 Acres
Property subtype
Residential Income
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,014
Listing Agency:
Jan's Realty
(870) 862-5435
Listed By:
Madison Jackson
(870) 314-1197
Source:
Exprealty
Added: Aug 21
Changed: Sep 1
Last Checked: Sep 2 at 6:44PM
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 Jan's Realty
Investment Insights
Based on property information with market context.
This duplex property includes a 1,590-square-foot main residence with two bedrooms and one bathroom, along with a separate one-bedroom, one-bathroom apartment. Recent improvements to the primary home include refinished hardwood flooring, new interior paint, and replacement wood posts at the front porch.
The 1.7-acre site also contains two mobile homes owned by their occupants. Those residents pay lot rent, allowing the property to include additional rental arrangements without ownership or maintenance responsibility for the mobile homes. The combination of a main residence, auxiliary apartment, and two tenant-owned homes provides a varied residential configuration.
The 1.7-acre site also contains two mobile homes owned by their occupants. Those residents pay lot rent, allowing the property to include additional rental arrangements without ownership or maintenance responsibility for the mobile homes. The combination of a main residence, auxiliary apartment, and two tenant-owned homes provides a varied residential configuration.
Key Highlights
- 1.7‑acre residential income property
- 1,590‑square‑foot main home with 2 bedrooms and 1 bathroom
- Separate 1‑bedroom, 1‑bathroom apartment
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
$10,706
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
6.12%
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%
$214,120
$214.1K
Cap Rate 7%
$152,943
$152.9K
Cap Rate 9%
$118,956
$119.0K
Market Conditions
NOI Build-Up for 1,590 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 $10.20/SF
− Vacancy
−$924 −$0.58/SF
EGI
$15.3K $9.62/SF
− OpEx
−$4.6K −$2.89/SF
NOI
$10.7K $6.73/SF
Area
Union County, AR
Vacancy
5.70%
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%
$214,120
Cap Rate 7%
$152,943
Cap Rate 9%
$118,956
Alternative Uses
Best Use
Multifamily LT 5
$152.9K
$133.8K – $178.4K
NOI $10,706 @ 7.0% cap · market cap 6.12%
Second Best
Apartment 5plus
$136.7K
$119.6K – $159.5K
NOI $9,568 @ 7.0% cap · market cap 5.47%
Theoretical Best
Office A
$290.8K
$254.4K – $339.3K
NOI $20,355 @ 7.0% cap · market cap 11.63%
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
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 71730, AR
31,103
Population
13,774
Households
2.3
Avg Household Size
41
Median Age
19%
College-Educated
88%
High-School Grad
457.4 sq mi
ZIP Area
68
Density / Sq Mi
$50,845
Median Household Income
$36,959
Median Earnings
$833
Median Rent
$123,200
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 residential units and tenant-owned mobile homes create separate rental arrangements on a 1.7-acre property.
Where is this duplex located?
The property is located at 3665 W Hillsboro St El Dorado, AR.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: 1.7‑acre residential income property; 1,590‑square‑foot main home with 2 bedrooms and 1 bathroom; Separate 1‑bedroom, 1‑bathroom apartment
