Updated Duplex with
New
For Sale
$409,000
4394 & 4396 W Thrasher Drive, Fayetteville, AR 72704
MULTI_FAMILY - Fayetteville, AR
Property Size2,410 SF
Lot Size0.19 Acres
Price / SF$169.71
Days on Market1
Property Features for 4394 & 4396 W Thrasher Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bedroom 6, Bathroom 2, Bedroom 1, Bedroom 3, Bedroom 2, Bathroom 4, Bathroom 3, Bedroom 4, Bedroom 5
Parking features
Garage
Window features
Blinds
Patio and Porch features
Patio
Interior features
BuiltInFeatures, CeilingFans, EatInKitchen, WalkInClosets, WindowTreatments
Exterior features
ConcreteDriveway
Fireplace
1
Appliances
BuiltInRange, BuiltInOven, CounterTop, Dishwasher, ElectricCooktop, ElectricOven, ElectricRange, ElectricWaterHeater, Disposal, Refrigerator, RangeHood
Subdivision
Northwest Acres Ph V
Lot features
Central Business District, Cleared, Industrial Park, Level, Near Park, Subdivision
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
From I-49, take exit 64 and head west on Wedington Dr. Turn right on N Carriage Way, then right on W Thrasher Dr. Property will be on the left.
Standard status
Active
APN
765-20014-000
Size
2,410 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Description
Lot 9, Northwest Acres Subdivision, Phase V
Tax Annual Amount
2450
Legal Description
Lot 9, Northwest Acres Subdivision, Phase V
Utilities
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Amenities
appliances
washer/dryer hookups
Building Details
Year built
1996
Floors in Building
1
Number of units
2
Flooring type
Carpet, Vinyl
Building materials
Brick, VinylSiding
Roof type
Shingle, Asphalt
Listing Agency:
Keller Williams Market Pro Realty · Keller Williams Realty
(479) 718-2800
Listed By:
Heather Miley · License #SA00088352
(479) 409-0408
Added: Aug 14
Last Checked: Aug 14 at 10:06PM
MLS# 1358357
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 2,410-square-foot duplex includes two three-bedroom, two-bathroom units, with a one-car garage serving each side. Built in 1996, the property sits on a 0.1856-acre lot and features brick and vinyl siding, patios, concrete driveway areas, shingle and asphalt roofing, and a fireplace. Interior improvements include new flooring, fresh paint, refinished cabinetry, newer countertops, updated lighting and plumbing fixtures, and kitchen appliances including a refrigerator. Central electric heating and cooling support both units, while washer and dryer hookups add utility.
The property is located 3.5 miles from the University of Arkansas campus and less than 2 miles from I-49, with shopping, dining, and entertainment in the surrounding Fayetteville area. Unit 4394 is tenant occupied and should not be disturbed.
The property is located 3.5 miles from the University of Arkansas campus and less than 2 miles from I-49, with shopping, dining, and entertainment in the surrounding Fayetteville area. Unit 4394 is tenant occupied and should not be disturbed.
Key Highlights
- 2,410‑square‑foot duplex with two three‑bedroom, two‑bathroom units
- One‑car garage for each side, plus concrete driveway areas and patios
- 0.1856‑acre lot with brick and vinyl siding construction
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 two-unit property with private garages, patios, and washer and dryer hookups.
Where is this duplex located?
The property is located at 4394 & 4396 W Thrasher Drive 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: 2,410‑square‑foot duplex with two three‑bedroom, two‑bathroom units; One‑car garage for each side, plus concrete driveway areas and patios; 0.1856‑acre lot with brick and vinyl siding construction
