All-Brick Duplex with
New
For Sale
$329,000
4079 & 4081 N Sunflower Circle, Fayetteville, AR 72703
Each side includes two bedrooms, one full bath, a garage, and a private patio.
Property Size2,150 SF
Price / SF$153.02
Days on Market5
Property Features for 4079 & 4081 N Sunflower Circle
General Information
Standard status
Active
Size
2,150 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
garages
private patio
Building Details
Year Built
1987
Construction
all-brick
Listing Agency:
Crye-Leike Realtors - Bentonville
(479) 871-9227
Listed By:
SoHo NWA brokered by EXP Realty
(479) 871-9227
Source:
Sohonwa
Added: Aug 28
Changed: Aug 31
Last Checked: Aug 31 at 2:49PM
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 Crye-Leike Realtors - Bentonville
Investment Insights
Based on property information with market context.
This 2,150-square-foot duplex was built in 1987 with all-brick construction and two separate residential sides. Each unit contains two bedrooms and one full bathroom, along with a garage and private patio. New carpet has been installed on both sides, providing a refreshed interior finish.
The property is located within a subdivision at 4079 & 4081 N Sunflower Circle in Fayetteville, Arkansas. Its dual-unit layout supports either owner occupancy with rental income from the second side or continued use as a two-unit rental property.
The property is located within a subdivision at 4079 & 4081 N Sunflower Circle in Fayetteville, Arkansas. Its dual-unit layout supports either owner occupancy with rental income from the second side or continued use as a two-unit rental property.
Key Highlights
- 2,150‑square‑foot duplex built in 1987
- All‑brick construction
- Two bedrooms and one full bath per side
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
$19,348
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
5.88%
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%
$386,960
$387.0K
Cap Rate 7%
$276,400
$276.4K
Cap Rate 9%
$214,978
$215.0K
Market Conditions
NOI Build-Up for 2,150 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
$29.7K $13.80/SF
− Vacancy
−$2.0K −$0.94/SF
EGI
$27.6K $12.86/SF
− OpEx
−$8.3K −$3.86/SF
NOI
$19.3K $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%
$386,960
Cap Rate 7%
$276,400
Cap Rate 9%
$214,978
Alternative Uses
Best Use
Multifamily LT 5
$276.4K
$241.9K – $322.5K
NOI $19,348 @ 7.0% cap · market cap 5.88%
Second Best
Apartment 5plus
$244.6K
$214.0K – $285.3K
NOI $17,119 @ 7.0% cap · market cap 5.20%
Theoretical Best
Office A
$577.1K
$505.0K – $673.3K
NOI $40,397 @ 7.0% cap · market cap 12.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
901
Businesses Nearby
Explore this area
Business Placement
Demographics for 72703, AR
33,767
Population
17,202
Households
2
Avg Household Size
33
Median Age
49%
College-Educated
96%
High-School Grad
40.2 sq mi
ZIP Area
840
Density / Sq Mi
$60,232
Median Household Income
$39,190
Median Earnings
$958
Median Rent
$341,700
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 - Each side includes two bedrooms, one full bath, a garage, and a private patio.
Where is this duplex located?
The property is located at 4079 & 4081 N Sunflower Circle Fayetteville, AR.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: 2,150‑square‑foot duplex built in 1987; All‑brick construction; Two bedrooms and one full bath per side
