Renovated 4-Plex
For Sale
$209,900
6013 Windham Avenue, White Hall, AR 71602
MULTI_FAMILY - White Hall, AR
Property Size2,520 SF
Lot Size0.14 Acres
Price / SF$83.29
Days on Market292
Property Features for 6013 Windham Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 2, Bathroom 4, Bedroom 4, Bedroom 5, Bedroom 1, Bedroom 3, Bedroom 6, Bathroom 3, Bedroom 8, Bathroom 1, Bedroom 7
Appliances
Electric Range, Electric Range
Subdivision
College Heights
Lot features
Level
Directions
N on N. Bryant St., L on Windham, H on L.
Standard status
Active
Size
2,520 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Description
SUBD:COLLEGE HEIGHTS ADD SEC/T
Tax Annual Amount
817
Legal Description
SUBD:COLLEGE HEIGHTS ADD SEC/T
Building Details
Year built
1982
Floors in Building
1
Number of units
4
Flooring type
Vinyl, Tile
Roof type
Shingle
Architectural style
Other
Listing Agency:
Dustin White Realty
(870) 594-4367
Listed By:
JC Cox
(870) 686-3650
Added: Oct 24, 2025
Changed: Aug 4
Last Checked: Aug 11 at 9:06PM
MLS# 25042702
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 4-plex multifamily property provides four separate units with two bedrooms and one bath in each. The building was constructed in 1982 and includes vinyl and tile flooring. Units 3 and 4 have been updated with fresh interior paint, new flooring, modern light fixtures, and new water heaters. Three of the four units also have new HVAC systems. Additional improvements include a new roof and new exterior plumbing.
The property offers paved parking for tenants. The home is located in White Hall, Arkansas, in Jefferson County.
For tenant-ready living, each unit includes electric range appliances and a consistent interior layout with bedrooms and full baths throughout the units.
The property offers paved parking for tenants. The home is located in White Hall, Arkansas, in Jefferson County.
For tenant-ready living, each unit includes electric range appliances and a consistent interior layout with bedrooms and full baths throughout the units.
Key Highlights
- Four units with two bedrooms and one bath per unit
- Units 3 and 4 updated with fresh interior paint, new flooring, modern light fixtures, and new water heaters
- Three of four units feature new HVAC systems
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
$16,318
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
7.77%
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%
$326,360
$326.4K
Cap Rate 7%
$233,114
$233.1K
Cap Rate 9%
$181,311
$181.3K
Market Conditions
NOI Build-Up for 2,520 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
$25.7K $10.20/SF
− Vacancy
−$2.4K −$0.95/SF
EGI
$23.3K $9.25/SF
− OpEx
−$7.0K −$2.78/SF
NOI
$16.3K $6.48/SF
Area
Jefferson County, AR
Vacancy
9.31%
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%
$326,360
Cap Rate 7%
$233,114
Cap Rate 9%
$181,311
Alternative Uses
Best Use
Multifamily LT 5
$233.1K
$204.0K – $272.0K
NOI $16,318 @ 7.0% cap · market cap 7.77%
Second Best
Apartment 5plus
$214.3K
$187.5K – $250.0K
NOI $15,002 @ 7.0% cap · market cap 7.15%
Theoretical Best
Office A
$646.1K
$565.3K – $753.8K
NOI $45,226 @ 7.0% cap · market cap 21.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
154
Businesses Nearby
Explore this area
Business Placement
Demographics for 71602, AR
16,112
Population
7,489
Households
2.2
Avg Household Size
41
Median Age
23%
College-Educated
89%
High-School Grad
131.0 sq mi
ZIP Area
123
Density / Sq Mi
$54,936
Median Household Income
$35,644
Median Earnings
$900
Median Rent
$135,800
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?
Quadplex - Four-unit multifamily with two bedrooms and one bath per unit, including updates to units 3 and 4 and paved parking.
Where is this quadplex located?
The property is located at 6013 Windham Avenue White Hall, AR.
What is the asking price?
The asking price for this property is $209,900.
What are key features of this property?
This property features: Four units with two bedrooms and one bath per unit; Units 3 and 4 updated with fresh interior paint, new flooring, modern light fixtures, and new water heaters; Three of four units feature new HVAC systems
