5-Unit Townhome Apartment
New
For Sale
$1,734,480
450-490 Jasper Road, Centerton, AR 72719
Residential, Centerton, AR
Property Size7,982 SF
Lot Size0.46 Acres
Price / SF$217.30
Days on Market2
Property Features for 450-490 Jasper Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Bedrooms
15
Bathrooms
15
Full bathrooms
10
Half bathrooms
5
Rooms
Bedroom 8, Bedroom 7, Bathroom 7, Bedroom 3, Bathroom 12, Bathroom 6, Bedroom 14, Bathroom 9, Bedroom 13, Bathroom 3, Bathroom 5, Bathroom 8, Bathroom 1, Bedroom 12, Bedroom 1, Bathroom 2, Bedroom 11, Bedroom 2, Bathroom 15, Bedroom 10, Bathroom 14, Bathroom 11, Bathroom 10, Bedroom 5, Bathroom 13, Bedroom 15, Bedroom 9, Bathroom 4, Bedroom 6, Bedroom 4
Parking features
Open, Garage
Patio and Porch features
Patio, Porch
Exterior features
ConcreteDriveway
Fireplace
1
Appliances
Dishwasher, ElectricWaterHeater, Disposal, GasOven, GasRange, Microwave, RangeHood
Subdivision
Crystal Cove Phase II
Lot features
Cleared, Level, Near Park, Subdivision
Directions
From HWY 279, turn North onto Keller Rd. Left on Lapis Ave., Right on Jasper Road, property is on Right.
Standard status
Active
APN
06-09293-000
Size
7,982 SF
Lot size
0.46 Acres
Taxes and HOA fees
Tax Description
PLAT 3/28/2024 L202415156 CRYSTAL COVE PH II-CENTERTON OF 3/28/2024 L202415156 (AKA CRYSTAL COVE HORIZONTAL PROPERTY REGIME-MASTER DEED 3/28/2024 L202415158 & AMENDED MASTER DEED 5/14/2024 L202424714(BYLAWS EXHIBIT C PG 36)-SEE ADMIN NTS REGARDING
Tax Annual Amount
21472
Legal Description
PLAT 3/28/2024 L202415156 CRYSTAL COVE PH II-CENTERTON OF 3/28/2024 L202415156 (AKA CRYSTAL COVE HORIZONTAL PROPERTY REGIME-MASTER DEED 3/28/2024 L202415158 & AMENDED MASTER DEED 5/14/2024 L202424714(BYLAWS EXHIBIT C PG 36)-SEE ADMIN NTS REGARDING
Utilities
Sewer type
Public Sewer
Heating system
Central, Natural Gas
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
2026
Floors in Building
2
Number of units
5
Flooring type
Carpet, Tile
Building materials
Brick, Concrete
Roof type
Shingle
Architectural style
Contemporary
Listing Agency:
Lone Rock Realty
(479) 777-3379
Listed By:
Colley Bailey · License #PB00076160
(479) 856-9422
Added: Sep 24
Last Checked: Sep 25 at 3:06AM
MLS# 1363117
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.
Under-construction multifamily property comprising five townhome units, with 15 bedrooms across the community. Each residence is approximately 1,606 square feet and includes three bedrooms and 2.5 bathrooms. The main level features a primary suite and an open living area with vaulted ceilings and an electric fireplace; upstairs are two bedrooms, a full bath, and a loft-style overlook. Covered patios and private backyard areas accompany the units.
The 0.46-acre property is planned with brick and concrete construction, central heating and air conditioning, and garage and open parking. Public water and sewer serve the site. The recorded year built is 2026.
The 0.46-acre property is planned with brick and concrete construction, central heating and air conditioning, and garage and open parking. Public water and sewer serve the site. The recorded year built is 2026.
Key Highlights
- Five townhome units with 15 bedrooms total
- Approximately 1,606 square feet per unit, with 3 bedrooms and 2.5 baths
- Main‑level primary suite; upstairs includes two bedrooms, a full bath, and loft‑style overlook
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
$65,010
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
3.75%
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%
$1,300,200
$1.3M
Cap Rate 7%
$928,714
$928.7K
Cap Rate 9%
$722,333
$722.3K
Market Conditions
NOI Build-Up for 7,982 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
$125.5K $15.72/SF
− Vacancy
−$7.3K −$0.91/SF
EGI
$118.2K $14.81/SF
− OpEx
−$53.2K −$6.66/SF
NOI
$65.0K $8.14/SF
Area
Benton County, AR
Vacancy
5.80%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
45.00%
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%
$1,300,200
Cap Rate 7%
$928,714
Cap Rate 9%
$722,333
Alternative Uses
Best Use
Apartment 5plus
$928.7K
$812.6K – $1.08M
NOI $65,010 @ 7.0% cap · market cap 3.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.19M
$1.92M – $2.56M
NOI $153,546 @ 7.0% cap · market cap 8.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
53
Businesses Nearby
Explore this area
Business Placement
Demographics for 72719, AR
16,248
Population
6,989
Households
2.3
Avg Household Size
30
Median Age
39%
College-Educated
96%
High-School Grad
9.2 sq mi
ZIP Area
1,766
Density / Sq Mi
$111,250
Median Household Income
$61,073
Median Earnings
$1,432
Median Rent
$283,300
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?
Apartment building - Each residence has a main-level primary suite, open living space, and an upstairs loft-style overlook.
Where is this apartment building located?
The property is located at 450-490 Jasper Road Centerton, AR.
What is the asking price?
The asking price for this property is $1,734,480.
What are key features of this property?
This property features: Five townhome units with 15 bedrooms total; Approximately 1,606 square feet per unit, with 3 bedrooms and 2.5 baths; Main‑level primary suite; upstairs includes two bedrooms, a full bath, and loft‑style overlook
