Two-Bedroom Townhome Apartment
For Sale
$877,000
629 Poplar ST, Van Buren, AR 72956
Multifamily, Van Buren, AR
Property Size8,480 SF
Lot Size0.49 Acres
Price / SF$103.42
Days on Market1033
Property Features for 629 Poplar ST
General Information
Property type
Residential Multi Family
Property subtype
Other
Subdivision
Faber
Lot features
Sloped
Directions
Take Fayetteville Rd south to Poplar Rd and turn right. Property will be on the right.
Standard status
Active
APN
700-02508-000
Size
8,480 SF
Lot size
0.49 Acres
Taxes and HOA fees
Tax Description
See County Records
Tax Annual Amount
996
Legal Description
See County Records
Utilities
Heating system
Electric (Heating)
Cooling system
Electric
Building Details
Year built
2018
Floors in Building
2
Number of units
8
Flooring type
Concrete, Vinyl
Roof type
Shingle
Listing Agency:
O'Neal Real Estate
(479) 739-8087
Listed By:
Aaron O'Neal · License #155637
(918) 774-5743
Added: Oct 23, 2023
Changed: Aug 19
Last Checked: Aug 20 at 10:06AM
MLS# 1068432
Copyright © 2026 Western River Valley Board of REALTORS®. 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 apartment-building multifamily project includes eight townhomes with two bedrooms and 1.5 bathrooms each, arranged across four buildings in Van Buren, AR. Two buildings are only a few years old, while the other two buildings are currently in the construction phase.
The property sits on a 0.49-acre lot with a total property size of 8,480 square feet. Interior finishes include concrete and vinyl flooring. Electric heating and electric cooling services the units, and the buildings feature shingle roofing. Rents are averaged per unit with the tenant paying all bills.
With a mix of completed and in-progress buildings, the configuration may support both near-term and phased occupancy under the project’s construction timeline.
The property sits on a 0.49-acre lot with a total property size of 8,480 square feet. Interior finishes include concrete and vinyl flooring. Electric heating and electric cooling services the units, and the buildings feature shingle roofing. Rents are averaged per unit with the tenant paying all bills.
With a mix of completed and in-progress buildings, the configuration may support both near-term and phased occupancy under the project’s construction timeline.
Key Highlights
- Eight two‑bedroom, 1.5‑bath townhomes across four buildings
- Two buildings are only a few years old; two buildings are currently in the construction phase
- 0.49‑acre lot with 8,480 square feet total property size
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
$52,162
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
5.95%
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%
$1,043,240
$1.0M
Cap Rate 7%
$745,171
$745.2K
Cap Rate 9%
$579,578
$579.6K
Market Conditions
NOI Build-Up for 8,480 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
$101.8K $12.00/SF
− Vacancy
−$6.9K −$0.82/SF
EGI
$94.8K $11.18/SF
− OpEx
−$42.7K −$5.03/SF
NOI
$52.2K $6.15/SF
Area
Crawford County, AR
Vacancy
6.80%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,043,240
Cap Rate 7%
$745,171
Cap Rate 9%
$579,578
Alternative Uses
Best Use
Apartment 5plus
$745.2K
$652.0K – $869.4K
NOI $52,162 @ 7.0% cap · market cap 5.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.63M
$1.42M – $1.90M
NOI $113,808 @ 7.0% cap · market cap 12.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
560
Businesses Nearby
Explore this area
Business Placement
Demographics for 72956, AR
33,870
Population
14,119
Households
2.4
Avg Household Size
39
Median Age
19%
College-Educated
87%
High-School Grad
103.8 sq mi
ZIP Area
326
Density / Sq Mi
$60,387
Median Household Income
$33,894
Median Earnings
$825
Median Rent
$177,100
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?
Apartment building - Four-building multifamily community with eight two-bedroom, 1.5-bath townhomes and electric heating and cooling.
Where is this apartment building located?
The property is located at 629 Poplar ST Van Buren, AR.
What is the asking price?
The asking price for this property is $877,000.
What are key features of this property?
This property features: Eight two‑bedroom, 1.5‑bath townhomes across four buildings; Two buildings are only a few years old; two buildings are currently in the construction phase; 0.49‑acre lot with 8,480 square feet total property size
