Two-Duplex Investment
For Sale
$410,000
544-550 Oliver St, Conway, AR 72034
Side-by-side duplexes provide four occupied residential units within a downtown housing market.
Property Size3,760 SF
Price / SF$109.04
Days on Market25
Property Features for 544-550 Oliver St
General Information
Standard status
Active
Size
3,760 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Building Details
Year Built
1982
Buildings
2
Listing Agency:
Dunaway and Hart, Inc.
(501) 626-2121
Listed By:
Mitch Hart · License #PB00043809
Source:
Themoverealty
Added: Aug 8
Changed: Aug 29
Last Checked: Aug 31 at 7:06PM
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 Dunaway and Hart, Inc.
Investment Insights
Based on property information with market context.
This residential income property includes two side-by-side duplexes with four total units. Each unit offers two bedrooms and one bathroom, and all units are fully occupied. Combined building area is 3,760 SF, with 1,880 SF assigned to each duplex.
The properties are located at 544–546 Oliver St and 548–550 Oliver St in downtown Conway, Arkansas. Both duplexes were built in 1982, creating a consistent configuration across the portfolio. The occupied units and four-unit layout support continued residential rental use.
The properties are located at 544–546 Oliver St and 548–550 Oliver St in downtown Conway, Arkansas. Both duplexes were built in 1982, creating a consistent configuration across the portfolio. The occupied units and four-unit layout support continued residential rental use.
Key Highlights
- Two side‑by‑side duplexes at 544–546 Oliver St and 548–550 Oliver St
- Four total units, each with 2 bedrooms and 1 bathroom
- All four units are fully occupied
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
$25,292
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
6.17%
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%
$505,840
$505.8K
Cap Rate 7%
$361,314
$361.3K
Cap Rate 9%
$281,022
$281.0K
Market Conditions
NOI Build-Up for 3,760 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
$38.4K $10.20/SF
− Vacancy
−$2.2K −$0.59/SF
EGI
$36.1K $9.61/SF
− OpEx
−$10.8K −$2.88/SF
NOI
$25.3K $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%
$505,840
Cap Rate 7%
$361,314
Cap Rate 9%
$281,022
Alternative Uses
Best Use
Multifamily LT 5
$361.3K
$316.2K – $421.5K
NOI $25,292 @ 7.0% cap · market cap 6.17%
Second Best
Apartment 5plus
$322.9K
$282.5K – $376.7K
NOI $22,603 @ 7.0% cap · market cap 5.51%
Theoretical Best
Office A
$857.6K
$750.4K – $1.00M
NOI $60,033 @ 7.0% cap · market cap 14.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,417
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
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 - Side-by-side duplexes provide four occupied residential units within a downtown housing market.
Where is this duplex located?
The property is located at 544-550 Oliver St Conway, AR.
What is the asking price?
The asking price for this property is $410,000.
What are key features of this property?
This property features: Two side‑by‑side duplexes at 544–546 Oliver St and 548–550 Oliver St; Four total units, each with 2 bedrooms and 1 bathroom; All four units are fully occupied
