Side-by-Side Quadplex
For Sale
$410,000
544-550 Oliver Street, Conway, AR 72034
Multi-Family, Traditional, Conway, AR
Property Size3,760 SF
Price / SF$109.04
Days on Market47
Property Features for 544-550 Oliver Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bedroom 6, Bedroom 8, Bedroom 3, Bedroom 2, Bedroom 1, Bedroom 4, Bedroom 5, Bedroom 7, Bathroom 2, Bathroom 3, Bathroom 4
Interior features
Washer Connection, Dryer Connection-Gas, Hot Water Heater-Gas, Fan - Ceiling
Appliances
Free-Standing Stove, Dishwasher, Free-Standing Stove, Dishwasher
Subdivision
Robinsons Plan
Lot features
Level, In Subdivision
Elementary school
Conway
Middle school
Conway
High school
Conway
Directions
Downtown Conway at the corner of Scott and Oliver Streets.
Standard status
Active
Size
3,760 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
PT 13,14,15 BLK49 ROBINSONS PL
Tax Annual Amount
2651
Legal Description
PT 13,14,15 BLK49 ROBINSONS PL
Building Details
Year built
1982
Floors in Building
1
Number of units
4
Flooring type
Vinyl, Tile, Carpet - Full, Carpet - Partial
Roof type
Composition
Architectural style
Other
Listing Agency:
Dunaway and Hart, Inc. · Century 21 Real Estate
(501) 327-2121
Listed By:
Mitch Hart · License #PB00043809
(501) 626-2121
Added: Jul 9
Changed: Aug 19
Last Checked: Aug 24 at 2:06PM
MLS# 26027630
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.
This quadplex portfolio comprises two neighboring duplex buildings at 544-550 Oliver Street in Conway. Together, the properties contain four two-bedroom, one-bath units totaling 3,760 square feet, with each duplex measuring 1,880 SF. All four residences are occupied. Interior features include washer connections, gas dryer connections, gas water heaters, and ceiling fans. The units include free-standing stoves and dishwashers, with a mix of vinyl, tile, and carpet flooring. Composition roofing serves both buildings.
The properties are situated in downtown Conway, Arkansas, and are identified as 544-546 Oliver St and 548-550 Oliver St. The side-by-side configuration combines the four residential units within a single contiguous portfolio.
The properties are situated in downtown Conway, Arkansas, and are identified as 544-546 Oliver St and 548-550 Oliver St. The side-by-side configuration combines the four residential units within a single contiguous portfolio.
Key Highlights
- Four occupied 2‑bedroom, 1‑bath units
- 3,760 square feet across two 1,880 SF duplex buildings
- Side‑by‑side properties at 544‑550 Oliver Street
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four fully occupied two-bedroom units are arranged across two adjoining duplex buildings.
Where is this quadplex located?
The property is located at 544-550 Oliver Street 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: Four occupied 2‑bedroom, 1‑bath units; 3,760 square feet across two 1,880 SF duplex buildings; Side‑by‑side properties at 544‑550 Oliver Street
