Two-Unit Duplex with Rental
New
For Sale
$677,100
4131-4133 W Santa Maria Ln, Fayetteville, AR 72704
Two-story duplex with one leased unit and one available for occupancy.
Property Size3,660 SF
Price / SF$185
Days on Market3
Property Features for 4131-4133 W Santa Maria Ln
General Information
Standard status
Active
Size
3,660 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Building Details
Year Built
2018
Listing Agency:
Chase Calhoun Real Estate LLC
Listed By:
Patriot Company Real Estate
(479) 439-1933
Source:
Patriotcompany
Added: Sep 6
Changed: Sep 7
Last Checked: Sep 7 at 7:26AM
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 Chase Calhoun Real Estate LLC
Investment Insights
Based on property information with market context.
Built in 2018, this 3,660-square-foot duplex contains two separate two-story residences, each with three bedrooms and two full bathrooms upstairs plus a half bath on the main level. Both units feature LVP flooring across the main floor, carpeted upper levels, and kitchens equipped with granite countertops. The floor plans provide distinct living and bedroom areas within each side of the property.
One residence is currently rented, while the second is vacant and available for a new occupant. Located at 4131-4133 W Santa Maria Ln in Fayetteville, the property offers a combination of existing tenancy and immediate vacancy within the same duplex asset.
One residence is currently rented, while the second is vacant and available for a new occupant. Located at 4131-4133 W Santa Maria Ln in Fayetteville, the property offers a combination of existing tenancy and immediate vacancy within the same duplex asset.
Key Highlights
- 3,660 SF duplex built in 2018
- Each unit includes 3 bedrooms and 2.5 bathrooms
- One side is currently rented; the other is vacant
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
$32,937
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
4.86%
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%
$658,740
$658.7K
Cap Rate 7%
$470,529
$470.5K
Cap Rate 9%
$365,967
$366.0K
Market Conditions
NOI Build-Up for 3,660 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
$50.5K $13.80/SF
− Vacancy
−$3.5K −$0.94/SF
EGI
$47.1K $12.86/SF
− OpEx
−$14.1K −$3.86/SF
NOI
$32.9K $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%
$658,740
Cap Rate 7%
$470,529
Cap Rate 9%
$365,967
Alternative Uses
Best Use
Multifamily LT 5
$470.5K
$411.7K – $549.0K
NOI $32,937 @ 7.0% cap · market cap 4.86%
Second Best
Apartment 5plus
$416.3K
$364.3K – $485.7K
NOI $29,142 @ 7.0% cap · market cap 4.30%
Theoretical Best
Office A
$982.4K
$859.6K – $1.15M
NOI $68,768 @ 7.0% cap · market cap 10.16%
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
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
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-story duplex with one leased unit and one available for occupancy.
Where is this duplex located?
The property is located at 4131-4133 W Santa Maria Ln Fayetteville, AR.
What is the asking price?
The asking price for this property is $677,100.
What are key features of this property?
This property features: 3,660 SF duplex built in 2018; Each unit includes 3 bedrooms and 2.5 bathrooms; One side is currently rented; the other is vacant
