Updated 4-Unit
New
For Sale
$209,900
6013 Windham Avenue, White Hall, AR 71602
Paved parking and recent roof, plumbing, HVAC, and interior improvements support the property’s rental configuration.
Property Size2,520 SF
Price / SF$83.29
Days on Market2
Property Features for 6013 Windham Avenue
General Information
Standard status
Active
Size
2,520 SF
Property subtype
Multi-Family
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Amenities
paved parking
Listing Agency:
Dustin White Realty
(870) 594-4367
Listed By:
JC Cox
(870) 686-3650
Source:
Arprorealty
Added: Sep 13
Last Checked: Sep 13 at 3:08PM
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 Dustin White Realty
Investment Insights
Based on property information with market context.
Located at 6013 Windham Avenue in White Hall, this 2,520-square-foot quadplex contains four units, each configured with two bedrooms and one bathroom. The property includes paved parking, a new roof, and new exterior plumbing.
Units 3 and 4 have received interior improvements including fresh paint, new flooring, modern light fixtures, and new water heaters. Three of the four units have new HVAC systems. The property is situated near the University of Arkansas at Pine Bluff.
Units 3 and 4 have received interior improvements including fresh paint, new flooring, modern light fixtures, and new water heaters. Three of the four units have new HVAC systems. The property is situated near the University of Arkansas at Pine Bluff.
Key Highlights
- Four units, each with 2 bedrooms and 1 bath
- 2,520 square feet with paved parking
- Units 3 and 4 feature fresh paint, new flooring, modern light fixtures, and new water heaters
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
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Current Use
Lease Details
4
Residential units
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
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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?
Quadplex - Paved parking and recent roof, plumbing, HVAC, and interior improvements support the property’s rental configuration.
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, each with 2 bedrooms and 1 bath; 2,520 square feet with paved parking; Units 3 and 4 feature fresh paint, new flooring, modern light fixtures, and new water heaters
