Two-Unit Duplex with
New
For Sale
$395,000
4357 Worden Ave, Springdale, AR 72762
One residence is vacant, while the other operates under a month-to-month lease.
Property Size2,452 SF
Price / SF$161.09
Days on Market7
Property Features for 4357 Worden Ave
General Information
Standard status
Active
Size
2,452 SF
Property subtype
Multi-Family
Building Details
Year Built
1995
Listing Agency:
Steve Fineberg & Associates
(479) 271-4161
Listed By:
Brooke Hernandez
(479) 366-0149
Source:
District3
Added: Sep 21
Changed: Sep 26
Last Checked: Sep 26 at 7:22AM
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 Steve Fineberg & Associates
Investment Insights
Based on property information with market context.
Built in 1995, this duplex contains two separate residences within one building and totals approximately 2,452 square feet. Side A offers 2 bedrooms and 2 bathrooms across approximately 1,124 square feet, while Side B includes 3 bedrooms and 2 bathrooms in approximately 1,328 square feet. Each residence has its own one-car garage.
Side B is vacant, and Side A is occupied under a month-to-month lease. Recent improvements to Side B include a new roof and new AC, both completed in 2025. The property is located at 4357 Worden Ave in Springdale, near I-49 and Elm Springs Rd.
Side B is vacant, and Side A is occupied under a month-to-month lease. Recent improvements to Side B include a new roof and new AC, both completed in 2025. The property is located at 4357 Worden Ave in Springdale, near I-49 and Elm Springs Rd.
Key Highlights
- Approximately 2,452 total sq ft across two residential units
- Side A: 2 bedrooms, 2 bathrooms, and approximately 1,124 sq ft
- Side B: 3 bedrooms, 2 bathrooms, and approximately 1,328 sq ft
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
$22,066
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
5.59%
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%
$441,320
$441.3K
Cap Rate 7%
$315,229
$315.2K
Cap Rate 9%
$245,178
$245.2K
Market Conditions
NOI Build-Up for 2,452 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
$33.8K $13.80/SF
− Vacancy
−$2.3K −$0.94/SF
EGI
$31.5K $12.86/SF
− OpEx
−$9.5K −$3.86/SF
NOI
$22.1K $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%
$441,320
Cap Rate 7%
$315,229
Cap Rate 9%
$245,178
Alternative Uses
Best Use
Multifamily LT 5
$315.2K
$275.8K – $367.8K
NOI $22,066 @ 7.0% cap · market cap 5.59%
Second Best
Apartment 5plus
$278.9K
$244.0K – $325.4K
NOI $19,523 @ 7.0% cap · market cap 4.94%
Theoretical Best
Office A
$658.2K
$575.9K – $767.9K
NOI $46,071 @ 7.0% cap · market cap 11.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
334
Businesses Nearby
Explore this area
Business Placement
Demographics for 72762, AR
42,175
Population
17,270
Households
2.4
Avg Household Size
36
Median Age
33%
College-Educated
85%
High-School Grad
58.1 sq mi
ZIP Area
726
Density / Sq Mi
$80,678
Median Household Income
$42,066
Median Earnings
$1,118
Median Rent
$278,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - One residence is vacant, while the other operates under a month-to-month lease.
Where is this duplex located?
The property is located at 4357 Worden Ave Springdale, AR.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Approximately 2,452 total sq ft across two residential units; Side A: 2 bedrooms, 2 bathrooms, and approximately 1,124 sq ft; Side B: 3 bedrooms, 2 bathrooms, and approximately 1,328 sq ft
