All-Brick Duplex With
New
For Sale
$329,000
4079 & 4081 N Sunflower Circle, Fayetteville, AR 72703
Residential, Fayetteville, AR
Property Size2,150 SF
Lot Size0.20 Acres
Price / SF$153.02
Days on Market2
Property Features for 4079 & 4081 N Sunflower Circle
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bathroom 2, Bedroom 1
Parking features
Garage, Open
Patio and Porch features
Patio
Exterior features
ConcreteDriveway
Fencing
Privacy, Fenced
Appliances
Dishwasher, ElectricRange, ElectricWaterHeater, Microwave, Refrigerator, RangeHood
Subdivision
Meadowridge Sub Ph I
Lot features
Cul De Sac, City Lot
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
From 71B turn Right onto E Joyce Blvd. In approx. 0.4 miles turn Left onto Old Missouri Rd. in approx 0.1 miles turn left onto Frazier Terrace. Turn Left onto N Sunflower Cir. Home will be on the right at the end of the cul de sac.
Standard status
Active
APN
765-08369-000
Size
2,150 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Description
LOT 10
Tax Annual Amount
2520
Legal Description
LOT 10
Utilities
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Amenities
garages
private patio
Building Details
Year built
1987
Floors in Building
1
Number of units
2
Flooring type
Tile, Vinyl, Laminate, Carpet, Simulatedwood
Building materials
Brick
Roof type
Asphalt, Shingle
Listing Agency:
Heather Keenen Real Estate
(479) 571-0500
Listed By:
Heather Keenen · License #PB00072724
(479) 571-0500
Added: Aug 26
Changed: Aug 27
Last Checked: Aug 27 at 1:06PM
MLS# 1360008
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 duplex contains 2,150 square feet within two residential units, each configured with two bedrooms and one full bathroom. Built in 1987, the property has brick construction, garages, private patios, and refreshed carpet in both sides. Interior finishes also include simulated wood, laminate, tile, and vinyl flooring. Central electric heating and cooling serve the building, while each unit includes a dishwasher, electric range, microwave, refrigerator, range hood, and electric water heater.
The property occupies 0.1994 acres at 4079 & 4081 N Sunflower Circle in Fayetteville, Arkansas. Exterior features include a concrete driveway, open parking, and privacy fencing. The duplex layout provides two separate living spaces, with the configuration supporting either owner occupancy with rental use on the other side or continued residential income use.
The property occupies 0.1994 acres at 4079 & 4081 N Sunflower Circle in Fayetteville, Arkansas. Exterior features include a concrete driveway, open parking, and privacy fencing. The duplex layout provides two separate living spaces, with the configuration supporting either owner occupancy with rental use on the other side or continued residential income use.
Key Highlights
- 2,150‑square‑foot duplex on a 0.1994‑acre lot
- Two units, each with 2 bedrooms and 1 full bathroom
- Brick construction with garages and private patios
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
Property Profile
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two residential units include private patios, garages, and refreshed carpet.
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 on a 0.1994‑acre lot; Two units, each with 2 bedrooms and 1 full bathroom; Brick construction with garages and private patios
