Luxury Duplex Portfolio Near
For Sale
Contact for pricing
4235 Santa Fe, Fayetteville, AR 72704
New luxury duplexes near University of Arkansas and Fayetteville Trail.
Property Size11,579 SF
Price / SF$185.68
Days on Market106
Property Features for 4235 Santa Fe
General Information
Standard status
Active
Size
11,579 SF
Class
A
Total Parking Spaces
12
Property subtype
Multifamily
Zoning
Multi-family
Investment Type
Stabilized
Net Operating Income
$140,906
Building Details
Year Built
2023
Buildings
3
Units
6
Tenancy
Multi
Listing Agency:
KW Commercial Fayetteville, AR
Listed By:
Cheryl Garner · License #AR 00083287
Source:
Crexi
Added: May 14
Changed: Aug 8
Last Checked: Jul 21 at 2:13PM
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 KW Commercial Fayetteville, AR
Investment Insights
Based on property information with market context.
This is a portfolio of luxury duplexes completed in February 2023. Located near the University of Arkansas and on the Fayetteville Trail System, the properties are situated in a market with a reported vacancy rate of less than 1%. Each unit features high-end finishes, including quartz countertops, luxury vinyl tile flooring, stainless steel appliances, and programmable thermostats. The layout of each unit includes ensuite bathrooms, walk-in closets, showers, a patio deck, and a 2-car garage. The property size is 11579 square feet.
Key Highlights
- Completed in February 2023 - fairly new construction.
- High‑end finishes including quartz countertops, luxury vinyl tile flooring, and stainless steel appliances.
- Each unit features ensuite bathrooms, walk‑in closets, showers, and a patio deck.
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
$104,202
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
4.85%
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%
$2,084,040
$2.1M
Cap Rate 7%
$1,488,600
$1.5M
Cap Rate 9%
$1,157,800
$1.2M
Market Conditions
NOI Build-Up for 11,579 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
$159.8K $13.80/SF
− Vacancy
−$10.9K −$0.94/SF
EGI
$148.9K $12.86/SF
− OpEx
−$44.7K −$3.86/SF
NOI
$104.2K $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%
$2,084,040
Cap Rate 7%
$1,488,600
Cap Rate 9%
$1,157,800
Alternative Uses
Best Use
Multifamily LT 5
$1.49M
$1.30M – $1.74M
NOI $104,202 @ 7.0% cap · market cap 4.85%
Second Best
Apartment 5plus
$1.32M
$1.15M – $1.54M
NOI $92,195 @ 7.0% cap · market cap 4.29%
Theoretical Best
Office A
$3.11M
$2.72M – $3.63M
NOI $217,559 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 - New luxury duplexes near University of Arkansas and Fayetteville Trail.
Where is this duplex located?
The property is located at 4235 Santa Fe Fayetteville, AR.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: Completed in February 2023 - fairly new construction.; High‑end finishes including quartz countertops, luxury vinyl tile flooring, and stainless steel appliances.; Each unit features ensuite bathrooms, walk‑in closets, showers, and a patio deck.
