Duplex Near
For Sale
$428,000
517 N Oak Hill St, Siloam Springs, AR 72761
Two-unit residential property offering separate living arrangements for an owner-occupant or rental operation.
Property Size2,456 SF
Price / SF$174.27
Days on Market36
Property Features for 517 N Oak Hill St
General Information
Standard status
Active
Size
2,456 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2021
Listing Agency:
PAK Home Realty
(479) 957-5346
Listed By:
Diane Martinez · License #SA00098657
Source:
Thesummithometeam
Added: Jul 28
Changed: Aug 28
Last Checked: Aug 31 at 6:41PM
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 PAK Home Realty
Investment Insights
Based on property information with market context.
This 2,456-square-foot duplex was built in 2021 and is located at 517 N Oak Hill St in Siloam Springs. Its two-unit configuration supports several ownership approaches, including occupying one residence while renting the other or operating both sides as a residential income property.
The property is positioned minutes from downtown Siloam Springs, shopping, dining, and John Brown University. The location combines access to established community destinations with a residential format suited to owner-occupants and investors.
The property is positioned minutes from downtown Siloam Springs, shopping, dining, and John Brown University. The location combines access to established community destinations with a residential format suited to owner-occupants and investors.
Key Highlights
- 2,456‑square‑foot duplex
- Built in 2021
- Two‑unit configuration supports owner‑occupancy or rental use
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
$22,418
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
5.24%
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%
$448,360
$448.4K
Cap Rate 7%
$320,257
$320.3K
Cap Rate 9%
$249,089
$249.1K
Market Conditions
NOI Build-Up for 2,456 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
$33.9K $13.80/SF
− Vacancy
−$1.9K −$0.76/SF
EGI
$32.0K $13.04/SF
− OpEx
−$9.6K −$3.91/SF
NOI
$22.4K $9.13/SF
Area
Benton County, AR
Vacancy
5.51%
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%
$448,360
Cap Rate 7%
$320,257
Cap Rate 9%
$249,089
Alternative Uses
Best Use
Multifamily LT 5
$320.3K
$280.2K – $373.6K
NOI $22,418 @ 7.0% cap · market cap 5.24%
Second Best
Apartment 5plus
$285.8K
$250.0K – $333.4K
NOI $20,003 @ 7.0% cap · market cap 4.67%
Theoretical Best
Office A
$674.9K
$590.6K – $787.4K
NOI $47,245 @ 7.0% cap · market cap 11.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
846
Businesses Nearby
Explore this area
Business Placement
Demographics for 72761, AR
23,731
Population
9,101
Households
2.6
Avg Household Size
33
Median Age
29%
College-Educated
86%
High-School Grad
114.1 sq mi
ZIP Area
208
Density / Sq Mi
$69,620
Median Household Income
$35,724
Median Earnings
$936
Median Rent
$218,700
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 - Two-unit residential property offering separate living arrangements for an owner-occupant or rental operation.
Where is this duplex located?
The property is located at 517 N Oak Hill St Siloam Springs, AR.
What is the asking price?
The asking price for this property is $428,000.
What are key features of this property?
This property features: 2,456‑square‑foot duplex; Built in 2021; Two‑unit configuration supports owner‑occupancy or rental use
