Duplex with Two-Car
New
For Sale
$720,000
4103 & 4105 W Santa Maria Lane, Fayetteville, AR 72704
Residential, Fayetteville, AR
Property Size4,100 SF
Lot Size0.16 Acres
Price / SF$175.61
Days on Market4
Property Features for 4103 & 4105 W Santa Maria Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
8
Bathrooms
10
Full bathrooms
8
Half bathrooms
2
Rooms
Bedroom 4, Bedroom 6, Bedroom 1, Bedroom 5, Bathroom 2, Bathroom 4, Bedroom 7, Bedroom 8, Bathroom 9, Bedroom 2, Bathroom 3, Bathroom 6, Bathroom 10, Bathroom 5, Bathroom 7, Bedroom 3, Bathroom 8, Bathroom 1
Parking features
Open, Garage
Exterior features
ConcreteDriveway
Appliances
Dryer, Dishwasher, ElectricRange, ElectricWaterHeater, Disposal, MicrowaveHoodFan, Microwave, Refrigerator, Washer
Subdivision
Rupple Meadows
Lot features
Cleared, City Lot, Level, Near Park, Subdivision
Directions
Head southeast on I-49 S, Take exit 64 for Wedington Dr, Use the right 3 lanes to turn slightly right onto the ramp to Wedington Dr, Use any lane to turn right onto Wedington Dr, Turn right onto N Rupple Rd, Turn left onto W Malta Ln, Turn right onto W Santa Maria Lane, Duplex will be on the left.
Standard status
Active
APN
765-30506-000
Size
4,100 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
LOT 41 OF THE RUPPLE MEADOWS S/D OF WASHINGTON COUNTY, AR S12-T16-R31 PARCEL765-30506-000
Tax Annual Amount
7002
Legal Description
LOT 41 OF THE RUPPLE MEADOWS S/D OF WASHINGTON COUNTY, AR S12-T16-R31 PARCEL765-30506-000
Utilities
Heating system
Central, Electric (Heating), Heat Pump (Heating)
Cooling system
Electric, Central Air, Heat Pump
Building Details
Year built
2018
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Carpet
Building materials
Concrete, Rock
Roof type
Asphalt, Shingle
Listing Agency:
McNaughton Real Estate
Listed By:
McNaughton Team
(479) 442-9099
Added: Oct 1
Changed: Oct 2
Last Checked: Oct 4 at 7:06PM
MLS# 1363685
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 2018 duplex contains two residences across 4,100 square feet. Each has an open-concept main level with vinyl plank flooring, a kitchen with stainless steel appliances, granite counters, tile backsplash and an eat-in island, plus a half bath. Upstairs, four bedrooms have private ensuite bathrooms, and a balcony adds outdoor space. Each residence also has a two-car garage. The property occupies 0.1615 acres.
Both residences are leased through 6/30/2027. The property is near a University of Arkansas bus stop, with campus, schools, shopping and dining in the surrounding area. Its layout and garage provision are consistent across both units.
Both residences are leased through 6/30/2027. The property is near a University of Arkansas bus stop, with campus, schools, shopping and dining in the surrounding area. Its layout and garage provision are consistent across both units.
Key Highlights
- Two residences with 4,100 square feet total
- Built in 2018 on a 0.1615‑acre lot
- Four bedrooms with private ensuite bathrooms in each residence
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
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
268
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
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence pairs four upstairs bedroom suites with an open living and kitchen area.
Where is this duplex located?
The property is located at 4103 & 4105 W Santa Maria Lane 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 residences with 4,100 square feet total; Built in 2018 on a 0.1615‑acre lot; Four bedrooms with private ensuite bathrooms in each residence
