Brick Duplex with
For Sale
$510,000
6241 & 6243 Milliken Bend, Fayetteville, AR 72704
Residential, Fayetteville, AR
Property Size3,000 SF
Lot Size1.00 Acre
Price / SF$170
Days on Market9
Property Features for 6241 & 6243 Milliken Bend
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Open, Garage
Exterior features
ConcreteDriveway
Fireplace
1
Appliances
ElectricWaterHeater
Subdivision
Legacy Pointe Ph I
Lot features
Near Park, Subdivision
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
Hwy 16W to Double Springs Rd. South on Double Springs Rd. to Legacy Pointe. East on Greens Chapel, then North on Brices Crossing to Milliken Bend.
Standard status
Active
APN
765-22750-000
Size
3,000 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Description
Lots 36 A & B of Legacy Pointe Ph I
Tax Annual Amount
2041
HOA Fee
$200 Annually
Legal Description
Lots 36 A & B of Legacy Pointe Ph I
Utilities
Sewer type
Public Sewer
Heating system
Central, Natural Gas
Cooling system
Central Air, Electric
Water source
Public
Amenities
fireplace
patio
Building Details
Floors in Building
1
Number of units
2
Flooring type
Simulatedwood, Laminate, Carpet, Tile
Building materials
Brick
Roof type
Shingle
Listing Agency:
Lindsey & Associates Inc
(479) 521-6611
Listed By:
Amy Carroll · License #SA00059337
(479) 313-4650
Added: Aug 24
Changed: Aug 31
Last Checked: Sep 1 at 11:06AM
MLS# 1360631
Copyright © 2026 ArkansasONE MLS. 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 brick duplex at 6241 & 6243 Milliken Bend includes two residences with 3 beds and 2 full baths each. The interiors feature large kitchens with eat-in areas, family rooms with fireplaces, primary suites with private baths and two closets, guest bedrooms, and patios. Flooring includes simulated wood, laminate, carpet, and tile, while central heating and cooling serve the property. The 3000-square-foot building sits on 1 acre and includes open and garage parking, a concrete driveway, an electric water heater, a shingle roof, and public water and sewer.
Located in Fayetteville, Arkansas, the property is offered as a duplex that can be bought and sold separately by side, providing separate residential spaces within one building.
Located in Fayetteville, Arkansas, the property is offered as a duplex that can be bought and sold separately by side, providing separate residential spaces within one building.
Key Highlights
- Two residences, each with 3 beds and 2 full baths
- 3000 square feet on a 1‑acre lot
- Brick construction with shingle roof
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
$26,998
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
5.29%
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%
$539,960
$540.0K
Cap Rate 7%
$385,686
$385.7K
Cap Rate 9%
$299,978
$300.0K
Market Conditions
NOI Build-Up for 3,000 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
$41.4K $13.80/SF
− Vacancy
−$2.8K −$0.94/SF
EGI
$38.6K $12.86/SF
− OpEx
−$11.6K −$3.86/SF
NOI
$27.0K $9.00/SF
Area
Washington County, AR
Vacancy
6.84%
Lease Rate
$13.80 /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%
$539,960
Cap Rate 7%
$385,686
Cap Rate 9%
$299,978
Alternative Uses
Best Use
Multifamily LT 5
$385.7K
$337.5K – $450.0K
NOI $26,998 @ 7.0% cap · market cap 5.29%
Second Best
Apartment 5plus
$341.2K
$298.6K – $398.1K
NOI $23,887 @ 7.0% cap · market cap 4.68%
Theoretical Best
Office A
$805.2K
$704.6K – $939.5K
NOI $56,367 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
57
Businesses Nearby
Explore this area
Business Placement
Demographics for 72704, AR
31,145
Population
14,098
Households
2.2
Avg Household Size
31
Median Age
55%
College-Educated
96%
High-School Grad
77.0 sq mi
ZIP Area
404
Density / Sq Mi
$88,991
Median Household Income
$51,341
Median Earnings
$1,163
Median Rent
$301,600
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 - Brick duplex with kitchens, patios, garage parking, and public water and sewer.
Where is this duplex located?
The property is located at 6241 & 6243 Milliken Bend Fayetteville, AR.
What is the asking price?
The asking price for this property is $510,000.
What are key features of this property?
This property features: Two residences, each with 3 beds and 2 full baths; 3000 square feet on a 1‑acre lot; Brick construction with shingle roof
