Duplex with Ensuite
New
For Sale
$720,000
4103 & 4105 W Santa Maria Ln, Fayetteville, AR 72704
Both residences include four bedrooms, private bathrooms, and two-car garages.
Property Size4,100 SF
Price / SF$175.61
Days on Market3
Property Features for 4103 & 4105 W Santa Maria Ln
General Information
Standard status
Active
Size
4,100 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Occupancy
100%
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 4BR/4.5BA
Multifamily Units
2
Parking per Unit
2
Additional Details
Gross Income
$57,900
Building Details
Year Built
2018
Tenancy
Multi
Listing Agency:
Montgomery Whiteley Realty
(870) 423-7965
Listed By:
Brooke Hernandez
(479) 366-0149
Source:
District3
Added: Oct 2
Changed: Oct 3
Last Checked: Oct 4 at 9:44AM
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 Montgomery Whiteley Realty
Investment Insights
Based on property information with market context.
Built in 2018, this duplex comprises two residences, each with an open living area and LVP flooring on the main level. Kitchens have stainless steel appliances, granite countertops, a tile backsplash, and an eat-in island. A half bath serves the ground floor, while the upper level contains four bedrooms, each with a private ensuite bathroom, and a balcony. Each residence also has a two-car garage with storage capacity.
The property is near a University of Arkansas bus stop, with access to the university, I-49, schools, shopping, and dining. Both units are leased through 6/30/2027.
The property is near a University of Arkansas bus stop, with access to the university, I-49, schools, shopping, and dining. Both units are leased through 6/30/2027.
Key Highlights
- Two‑unit duplex built in 2018
- Four bedrooms with private ensuite bathrooms in each unit
- Each unit has a two‑car garage
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
$36,897
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
5.12%
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%
$737,940
$737.9K
Cap Rate 7%
$527,100
$527.1K
Cap Rate 9%
$409,967
$410.0K
Market Conditions
NOI Build-Up for 4,100 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
$56.6K $13.80/SF
− Vacancy
−$3.9K −$0.94/SF
EGI
$52.7K $12.86/SF
− OpEx
−$15.8K −$3.86/SF
NOI
$36.9K $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%
$737,940
Cap Rate 7%
$527,100
Cap Rate 9%
$409,967
Alternative Uses
Best Use
Multifamily LT 5
$527.1K
$461.2K – $615.0K
NOI $36,897 @ 7.0% cap · market cap 5.12%
Second Best
Apartment 5plus
$466.4K
$408.1K – $544.1K
NOI $32,645 @ 7.0% cap · market cap 4.53%
Theoretical Best
Office A
$1.10M
$962.9K – $1.28M
NOI $77,035 @ 7.0% cap · market cap 10.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
76
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Both residences include four bedrooms, private bathrooms, and two-car garages.
Where is this duplex located?
The property is located at 4103 & 4105 W Santa Maria Ln Fayetteville, AR.
What is the asking price?
The asking price for this property is $720,000.
What are key features of this property?
This property features: Two‑unit duplex built in 2018; Four bedrooms with private ensuite bathrooms in each unit; Each unit has a two‑car garage
