5-Unit Apartment
New
For Sale
$1,734,480
451-491 Onyx Road, Centerton, AR 72719
Residential, Centerton, AR
Property Size7,982 SF
Lot Size0.54 Acres
Price / SF$217.30
Days on Market4
Property Features for 451-491 Onyx 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
Bathroom 14, Bathroom 13, Bedroom 1, Bathroom 7, Bedroom 15, Bedroom 9, Bathroom 4, Bathroom 5, Bathroom 1, Bathroom 12, Bedroom 5, Bedroom 12, Bedroom 13, Bathroom 15, Bathroom 3, Bedroom 7, Bathroom 10, Bathroom 9, Bathroom 8, Bathroom 2, Bedroom 14, Bedroom 2, Bedroom 4, Bathroom 6, Bedroom 10, Bedroom 3, Bedroom 11, Bathroom 11, Bedroom 6, Bedroom 8
Parking features
Garage, Open
Patio and Porch features
Porch, Patio
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 Onyx Road, property is on Left.
Standard status
Active
APN
06-09279-000
Size
7,982 SF
Lot size
0.54 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
Electric, Central Air
Water source
Public
Amenities
covered patio
private backyard
electric fireplace
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 2
Changed: Sep 3
Last Checked: Sep 5 at 12:06PM
MLS# 1360969
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.
Crystal Cove Townhomes is an under-construction, five-unit multifamily property at 451-491 Onyx Road in Centerton, Arkansas. The 7,982-square-foot project occupies 0.54 acres and is scheduled for completion in 2026. Each residence measures approximately 1,606 square feet and includes three bedrooms, two and one-half bathrooms, and a primary suite on the main level.
Interior plans include open living areas with vaulted ceilings, electric fireplaces, and an upper-level loft overlook. Each unit also provides two upstairs bedrooms, a full bathroom, a covered patio, and private backyard space. Additional property features include garages, open parking, concrete driveways, brick and concrete construction, central air, natural gas heating, public water, and public sewer. Kitchens are equipped with dishwashers, disposals, gas ovens, gas ranges, microwaves, and range hoods.
Interior plans include open living areas with vaulted ceilings, electric fireplaces, and an upper-level loft overlook. Each unit also provides two upstairs bedrooms, a full bathroom, a covered patio, and private backyard space. Additional property features include garages, open parking, concrete driveways, brick and concrete construction, central air, natural gas heating, public water, and public sewer. Kitchens are equipped with dishwashers, disposals, gas ovens, gas ranges, microwaves, and range hoods.
Key Highlights
- Five‑unit multifamily property totaling 7,982 square feet on 0.54 acres
- Each unit is approximately 1,606 sq ft with 3 bedrooms and 2.5 baths
- 15 total bedrooms across the property
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
Property Profile
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
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 - New construction multifamily property with three-bedroom layouts, private backyards, and covered patios.
Where is this apartment building located?
The property is located at 451-491 Onyx 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‑unit multifamily property totaling 7,982 square feet on 0.54 acres; Each unit is approximately 1,606 sq ft with 3 bedrooms and 2.5 baths; 15 total bedrooms across the property
