Updated Two-Unit
For Sale
$182,160
5 Laramie Cove, Sherwood, AR 72120
Two-bedroom residences offer refreshed interiors, private patios, fenced outdoor space, and dedicated driveway parking.
Property Size2,070 SF
Price / SF$88
Days on Market12
Property Features for 5 Laramie Cove
General Information
Standard status
Active
Size
2,070 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
fenced backyard
Building Details
Year Built
1971
Buildings
1
Tenancy
Multi
Listing Agency:
Eleven 11 Company
Listed By:
Nina DuBois
(501) 349-2383
Source:
Pcsingtolittlerock
Added: Sep 4
Changed: Sep 15
Last Checked: Sep 14 at 7:05PM
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 Eleven 11 Company
Investment Insights
Based on property information with market context.
This duplex contains two residences, each configured with 2 bedrooms and 1 bathroom, within a 2,070-square-foot property. Recent improvements include a roof replacement completed in 2023 and unit-level updates. Unit A has a 2024 water heater and a renovated bathroom with a new shower surround and toilet. Unit B features laminate flooring throughout and a 2024 refrigerator. Both residences include new dishwashers.
Patio doors open from each unit to a spacious fenced backyard. Each driveway provides parking for two vehicles. The property also has established tenancy, with one resident in place for more than 5 years and the second occupant described as a multi-year tenant.
Patio doors open from each unit to a spacious fenced backyard. Each driveway provides parking for two vehicles. The property also has established tenancy, with one resident in place for more than 5 years and the second occupant described as a multi-year tenant.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 bathroom per residence
- 2,070‑square‑foot property with a roof installed in 2023
- Unit A includes a 2024 water heater and updated bathroom
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
$15,572
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
8.55%
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%
$311,440
$311.4K
Cap Rate 7%
$222,457
$222.5K
Cap Rate 9%
$173,022
$173.0K
Market Conditions
NOI Build-Up for 2,070 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
$30.1K $14.52/SF
− Vacancy
−$1.7K −$0.84/SF
EGI
$28.3K $13.68/SF
− OpEx
−$12.7K −$6.16/SF
NOI
$15.6K $7.52/SF
Area
Pulaski County, AR
Vacancy
5.80%
Lease Rate
$14.52 /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%
$311,440
Cap Rate 7%
$222,457
Cap Rate 9%
$173,022
Alternative Uses
Best Use
Multifamily LT 5
$248.5K
$217.5K – $289.9K
NOI $17,396 @ 7.0% cap · market cap 9.55%
Second Best
Apartment 5plus
$222.5K
$194.7K – $259.5K
NOI $15,572 @ 7.0% cap · market cap 8.55%
Theoretical Best
Specialty Retail
$394.9K
$345.5K – $460.7K
NOI $27,640 @ 7.0% cap · market cap 15.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
358
Businesses Nearby
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Business Placement
Demographics for 72120, AR
34,784
Population
15,216
Households
2.3
Avg Household Size
41
Median Age
35%
College-Educated
95%
High-School Grad
54.2 sq mi
ZIP Area
642
Density / Sq Mi
$75,853
Median Household Income
$48,453
Median Earnings
$1,026
Median Rent
$189,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-bedroom residences offer refreshed interiors, private patios, fenced outdoor space, and dedicated driveway parking.
Where is this duplex located?
The property is located at 5 Laramie Cove Sherwood, AR.
What is the asking price?
The asking price for this property is $182,160.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 bathroom per residence; 2,070‑square‑foot property with a roof installed in 2023; Unit A includes a 2024 water heater and updated bathroom
