Two-Unit Duplex on Corner
New
For Sale
$275,000
541 Davis Street, Conway, AR 72034
Multi-Family, Traditional, Conway, AR
Property Size2,548 SF
Lot Size0.35 Acres
Price / SF$107.93
Days on Market6
Property Features for 541 Davis Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Parking features
Carport
Appliances
Free-Standing Stove, Free-Standing Stove
Subdivision
Robinsons Plan
Lot features
Level, Corner Lot
Directions
Beginning at Harkrider St and College Ave, proceed West on College for approximately .6 miles. Take a right on Davis. Property is on the corner of Scott St and Davis St left hand-side.
Standard status
Active
Size
2,548 SF
Lot size
0.35 Acres
Taxes and HOA fees
Tax Description
Robinsons Plan, Lots 1 & 2/39
Tax Annual Amount
2153
Legal Description
Robinsons Plan, Lots 1 & 2/39
Building Details
Year built
1957
Floors in Building
1
Number of units
2
Flooring type
Wood, Vinyl
Architectural style
Other
Listing Agency:
Coldwell Banker Heritage Homes · Coldwell Banker Real Estate
(501) 825-7500
Listed By:
Justin Wammes
(504) 284-8699
Added: Sep 22
Last Checked: Sep 27 at 12:06PM
MLS# 26038574
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. 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.
Built in 1957, this duplex contains 2,548 square feet arranged as two residential units. Each unit includes two bedrooms and one bathroom, with wood and vinyl flooring, a free-standing stove, and access to a carport. The property is positioned on a 0.35-acre corner lot and is located in the Historical Old Conway area.
The site carries R-2A zoning and is addressed at 541 Davis Street in Conway, Arkansas. The property has been held for over 70 years and includes the adjacent unit address of 543 Davis Street.
The site carries R-2A zoning and is addressed at 541 Davis Street in Conway, Arkansas. The property has been held for over 70 years and includes the adjacent unit address of 543 Davis Street.
Key Highlights
- Two‑unit duplex totaling 2,548 square feet
- Each unit has 2 beds and 1 bath
- 0.35‑acre oversized corner lot
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
$17,139
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
6.23%
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%
$342,780
$342.8K
Cap Rate 7%
$244,843
$244.8K
Cap Rate 9%
$190,433
$190.4K
Market Conditions
NOI Build-Up for 2,548 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
$26.0K $10.20/SF
− Vacancy
−$1.5K −$0.59/SF
EGI
$24.5K $9.61/SF
− OpEx
−$7.3K −$2.88/SF
NOI
$17.1K $6.73/SF
Area
Faulkner County, AR
Vacancy
5.79%
Lease Rate
$10.20 /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%
$342,780
Cap Rate 7%
$244,843
Cap Rate 9%
$190,433
Alternative Uses
Best Use
Multifamily LT 5
$244.8K
$214.2K – $285.7K
NOI $17,139 @ 7.0% cap · market cap 6.23%
Second Best
Apartment 5plus
$218.8K
$191.5K – $255.3K
NOI $15,317 @ 7.0% cap · market cap 5.57%
Theoretical Best
Office A
$581.2K
$508.5K – $678.0K
NOI $40,682 @ 7.0% cap · market cap 14.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,404
Businesses Nearby
Explore this area
Business Placement
Demographics for 72034, AR
47,873
Population
22,523
Households
2.1
Avg Household Size
33
Median Age
44%
College-Educated
94%
High-School Grad
47.9 sq mi
ZIP Area
999
Density / Sq Mi
$61,675
Median Household Income
$40,511
Median Earnings
$993
Median Rent
$250,000
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 - Residential duplex in Old Conway with two separately configured units and an oversized corner parcel.
Where is this duplex located?
The property is located at 541 Davis Street Conway, AR.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,548 square feet; Each unit has 2 beds and 1 bath; 0.35‑acre oversized corner lot
