Remodeled Two-Unit
New
For Sale
$350,000
4418 & 4420 W Franciscan Trail, Fayetteville, AR 72704
Residential, Fayetteville, AR
Property Size1,995 SF
Lot Size0.23 Acres
Price / SF$175.44
Days on Market3
Property Features for 4418 & 4420 W Franciscan Trail
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 4, Bathroom 4, Bedroom 3, Bathroom 1, Bathroom 2
Parking features
Garage, Open
Patio and Porch features
Patio
Exterior features
ConcreteDriveway
Fireplace
1
Appliances
BuiltInRange, BuiltInOven, CounterTop, Dishwasher, ElectricCooktop, ElectricOven, ElectricRange, ElectricWaterHeater, Disposal, Refrigerator, RangeHood
Subdivision
Northwest Acres Estates Ph I
Lot features
Central Business District, Cleared, City Lot, Industrial Park, Level, Near Park, Subdivision
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
GPS works like a charm. Wedington Dr to Carriage Way North to Franciscan Trl West. Duplex on the Right
Standard status
Active
APN
765-08876-000
Size
1,995 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Description
Lot 8, Block D in Northwest Acres Estates, Phase I
Tax Annual Amount
2100
Legal Description
Lot 8, Block D in Northwest Acres Estates, Phase I
Utilities
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Amenities
washer/dryer hookups
Building Details
Year built
1988
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Carpet
Building materials
Brick
Roof type
Shingle, Asphalt
Listing Agency:
Collier & Associates
(479) 274-0662
Listed By:
Melinda Cox · License #SA00080907
(479) 212-4243
Added: Oct 2
Changed: Oct 4
Last Checked: Oct 4 at 10:06PM
MLS# 1364073
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 1,995-square-foot duplex contains two residences, each with two bedrooms, one-and-a-half bathrooms, and a one-car garage. Recent interior work includes updated flooring, paint, cabinet finishes, countertops, lighting, and plumbing fixtures. Kitchen appliances include refrigerators, and washer and dryer hookups are provided. The brick building has a new roof installed in 2025.
The property is just under 2 miles from I-49 and 3 miles from the University of Arkansas. Bus routes, trails, schools, shops, and restaurants are also nearby. Unit 4420 has newer heating and air equipment; Unit 4418 has a newer water heater with an expansion tank.
The property is just under 2 miles from I-49 and 3 miles from the University of Arkansas. Bus routes, trails, schools, shops, and restaurants are also nearby. Unit 4420 has newer heating and air equipment; Unit 4418 has a newer water heater with an expansion tank.
Key Highlights
- Two residences, each with 2 bedrooms, 1.5 bathrooms, and a 1‑car garage
- 1,995 square feet on a 0.2313‑acre lot
- New roof installed in 2025
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
$17,954
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
5.13%
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%
$359,080
$359.1K
Cap Rate 7%
$256,486
$256.5K
Cap Rate 9%
$199,489
$199.5K
Market Conditions
NOI Build-Up for 1,995 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
$27.5K $13.80/SF
− Vacancy
−$1.9K −$0.94/SF
EGI
$25.6K $12.86/SF
− OpEx
−$7.7K −$3.86/SF
NOI
$18.0K $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%
$359,080
Cap Rate 7%
$256,486
Cap Rate 9%
$199,489
Alternative Uses
Best Use
Multifamily LT 5
$256.5K
$224.4K – $299.2K
NOI $17,954 @ 7.0% cap · market cap 5.13%
Second Best
Apartment 5plus
$226.9K
$198.6K – $264.8K
NOI $15,885 @ 7.0% cap · market cap 4.54%
Theoretical Best
Office A
$535.5K
$468.6K – $624.7K
NOI $37,484 @ 7.0% cap · market cap 10.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
150
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Each residence offers two bedrooms, one-and-a-half baths, and a one-car garage.
Where is this duplex located?
The property is located at 4418 & 4420 W Franciscan Trail Fayetteville, AR.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Two residences, each with 2 bedrooms, 1.5 bathrooms, and a 1‑car garage; 1,995 square feet on a 0.2313‑acre lot; New roof installed in 2025
