Updated Two-Unit
For Sale
$409,000
4394 & 4396 W Thrasher Dr, Fayetteville, AR 72704
Remodeled duplex with garages, appliance-equipped kitchens, and laundry hookups in West Fayetteville.
Property Size2,410 SF
Price / SF$169.71
Days on Market17
Property Features for 4394 & 4396 W Thrasher Dr
General Information
Standard status
Active
Size
2,410 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
1996
Buildings
1
Listing Agency:
Accord Realty
(479) 871-9227
Listed By:
SoHo NWA brokered by EXP Realty · License #SA00088352
(479) 871-9227
Source:
Sohonwa
Added: Aug 16
Changed: Aug 31
Last Checked: Aug 31 at 3:00PM
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 Accord Realty
Investment Insights
Based on property information with market context.
This two-unit residential income property contains 2,410 square feet and was built in 1996. Each side offers three bedrooms, two bathrooms, and a one-car garage. Interior improvements include new flooring, fresh paint, updated countertops, refinished cabinetry, and contemporary lighting and plumbing fixtures. Kitchens include newer appliances, including refrigerators, while washer and dryer hookups provide in-unit laundry functionality.
The duplex is located 3.5 miles from the University of Arkansas campus and less than 2 miles from I-49, with access to shopping, dining, entertainment, and other Fayetteville destinations. Unit 4394 is currently tenant occupied, and occupants are not to be disturbed.
The duplex is located 3.5 miles from the University of Arkansas campus and less than 2 miles from I-49, with access to shopping, dining, entertainment, and other Fayetteville destinations. Unit 4394 is currently tenant occupied, and occupants are not to be disturbed.
Key Highlights
- Two‑unit duplex with 2,410 SF, built in 1996
- Each unit includes 3 bedrooms, 2 bathrooms, and a 1‑car garage
- Updated interiors feature new flooring, paint, countertops, cabinets, lighting, and plumbing fixtures
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
$21,688
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
5.30%
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%
$433,760
$433.8K
Cap Rate 7%
$309,829
$309.8K
Cap Rate 9%
$240,978
$241.0K
Market Conditions
NOI Build-Up for 2,410 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
$33.3K $13.80/SF
− Vacancy
−$2.3K −$0.94/SF
EGI
$31.0K $12.86/SF
− OpEx
−$9.3K −$3.86/SF
NOI
$21.7K $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%
$433,760
Cap Rate 7%
$309,829
Cap Rate 9%
$240,978
Alternative Uses
Best Use
Multifamily LT 5
$309.8K
$271.1K – $361.5K
NOI $21,688 @ 7.0% cap · market cap 5.30%
Second Best
Apartment 5plus
$274.1K
$239.9K – $319.8K
NOI $19,189 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$646.9K
$566.0K – $754.7K
NOI $45,282 @ 7.0% cap · market cap 11.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
141
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 - Remodeled duplex with garages, appliance-equipped kitchens, and laundry hookups in West Fayetteville.
Where is this duplex located?
The property is located at 4394 & 4396 W Thrasher Dr Fayetteville, AR.
What is the asking price?
The asking price for this property is $409,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,410 SF, built in 1996; Each unit includes 3 bedrooms, 2 bathrooms, and a 1‑car garage; Updated interiors feature new flooring, paint, countertops, cabinets, lighting, and plumbing fixtures
