Two-Unit Residential Income
For Sale
$2,675,400
Pending
4171 & 4153 Crossover Road, Fayetteville, AR 72703
COMMERCIAL - Fayetteville, AR
Property Size13,720 SF
Lot Size2.49 Acres
Days on Market264
Property Features for 4171 & 4153 Crossover Road
General Information
Property type
Commercial Sale
Property subtype
Office
Parking features
Parking Lot
Lot features
Central Business District
Directions
GPS provides accurate directions to 4171 & 4153 Crossover Rd., Fayetteville, AR.
Standard status
Pending
APN
765-06173-000
Size
13,720 SF
Lot size
2.49 Acres
Taxes and HOA fees
Tax Description
see supplements for Legal Description
Tax Annual Amount
20848
Legal Description
see supplements for Legal Description
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1975
Building materials
Brick
Listing Agency:
Collier & Associates
(479) 274-0662
Listed By:
Josie White · License #SA00096409
(479) 601-4972
Added: Dec 4, 2025
Changed: Aug 19
Last Checked: Aug 25 at 12:06AM
MLS# 1330012
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 residential income property includes two adjacent single-family units at 4153 and 4171 Crossover Road, with a combined total of 13,720 square feet (9,400 and 4,320). The property has been updated in July 2025, including HVAC, roof, gutters, floors, and paint at 4153. 4153 Crossover is also described as sprinkled.
At 4171 Crossover, the seller reports a new TPO roof from July 2025 and HVAC units that were serviced in July 2025, along with new lighting and ceiling tiles throughout. The property is located in Fayetteville, Washington County, Arkansas (72703).
At 4171 Crossover, the seller reports a new TPO roof from July 2025 and HVAC units that were serviced in July 2025, along with new lighting and ceiling tiles throughout. The property is located in Fayetteville, Washington County, Arkansas (72703).
Key Highlights
- Investment property in East Fayetteville with two buildings totaling 13,720 SF (9,400 SF and 4,320 SF)
- 2.48‑acre lot with parking lot parking
- Brick construction with public water and public sewer
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
$109,242
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
4.08%
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%
$2,184,840
$2.2M
Cap Rate 7%
$1,560,600
$1.6M
Cap Rate 9%
$1,213,800
$1.2M
Market Conditions
NOI Build-Up for 13,720 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
$214.0K $15.60/SF
− Vacancy
−$15.4K −$1.12/SF
EGI
$198.6K $14.48/SF
− OpEx
−$89.4K −$6.51/SF
NOI
$109.2K $7.96/SF
Area
Washington County, AR
Vacancy
7.20%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
45.00%
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%
$2,184,840
Cap Rate 7%
$1,560,600
Cap Rate 9%
$1,213,800
Alternative Uses
Best Use
Apartment 5plus
$1.56M
$1.37M – $1.82M
NOI $109,242 @ 7.0% cap · market cap 4.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.68M
$3.22M – $4.30M
NOI $257,787 @ 7.0% cap · market cap 9.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
460
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Two adjacent residential units on one property lot with recent July 2025 upgrades.
Where is this single family property located?
The property is located at 4171 & 4153 Crossover Road Fayetteville, AR.
What is the asking price?
The asking price for this property is $2,675,400.
What are key features of this property?
This property features: Investment property in East Fayetteville with two buildings totaling 13,720 SF (9,400 SF and 4,320 SF); 2.48‑acre lot with parking lot parking; Brick construction with public water and public sewer
