4-Unit Duplex
New
For Sale
$560,000
6505/6507 & 6521/6523 W Double Springs Road, Fayetteville, AR 72704
Residential, Fayetteville, AR
Property Size3,312 SF
Lot Size1.40 Acres
Price / SF$169.08
Days on Market3
Property Features for 6505/6507 & 6521/6523 W Double Springs Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Parking features
Covered, Carport
Patio and Porch features
Patio
Exterior features
GravelDriveway, UnpavedDriveway
Appliances
Dryer, Dishwasher, ElectricRange, ElectricWaterHeater, Refrigerator, SelfCleaningOven, Washer
Subdivision
Burlington Heights Sub
Lot features
Cleared, Not In Subdivision, Open Lot, Rural Lot, Sloped
Elementary school district
Farmington
Middle school district
Farmington
High school district
Farmington
Directions
From I-49, take the Wedington Dr exit and travel west approximately 3 miles. Turn right onto N Double Springs Rd. Continue approximately 1/2 mile to properties @ 6505/6507 & 6521/6523 W Double Springs Rd. (Look for 4 black mailboxes at end of driveway along left side of road)
Standard status
Active
APN
136-00644-000
Size
3,312 SF
Lot size
1.40 Acres
Taxes and HOA fees
Tax Description
LOT 21 (EXCEPT S. 132 FT )
Tax Annual Amount
3001
Legal Description
LOT 21 (EXCEPT S. 132 FT )
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
covered parking
Building Details
Year built
1980
Floors in Building
1
Number of units
4
Flooring type
Vinyl
Building materials
Brick
Roof type
Metal
Listing Agency:
Equity Partners Realty
(479) 750-9500
Listed By:
Judy Lagueux · License #SA00092579
(479) 320-9733
Added: Oct 2
Last Checked: Oct 4 at 6:06PM
MLS# 1363976
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.
The offering includes two duplexes on adjoining parcels, totaling four two-bedroom, one-bathroom units and approximately 3,312 square feet. Each residence measures about 828 square feet and has single-level living and covered parking. Two units are occupied, while the other two have recently been remodeled and are vacant. The buildings were constructed in 1980 and feature brick exteriors, metal roofs, central heating and air conditioning, and patios.
The 1.4-acre property is in west Fayetteville, with access to Wedington Drive, I-49, the University of Arkansas, and nearby amenities. Both parcels and buildings are being sold as one package and will not be divided.
The 1.4-acre property is in west Fayetteville, with access to Wedington Drive, I-49, the University of Arkansas, and nearby amenities. Both parcels and buildings are being sold as one package and will not be divided.
Key Highlights
- Two duplexes with four total 2‑bedroom, 1‑bath units
- Approximately 3,312 square feet across both buildings; each unit is about 828 square feet
- Two units are occupied; two remodeled units are vacant
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
$29,806
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
5.32%
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%
$596,120
$596.1K
Cap Rate 7%
$425,800
$425.8K
Cap Rate 9%
$331,178
$331.2K
Market Conditions
NOI Build-Up for 3,312 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
$45.7K $13.80/SF
− Vacancy
−$3.1K −$0.94/SF
EGI
$42.6K $12.86/SF
− OpEx
−$12.8K −$3.86/SF
NOI
$29.8K $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%
$596,120
Cap Rate 7%
$425,800
Cap Rate 9%
$331,178
Alternative Uses
Best Use
Multifamily LT 5
$425.8K
$372.6K – $496.8K
NOI $29,806 @ 7.0% cap · market cap 5.32%
Second Best
Apartment 5plus
$376.7K
$329.6K – $439.5K
NOI $26,371 @ 7.0% cap · market cap 4.71%
Theoretical Best
Office A
$889.0K
$777.9K – $1.04M
NOI $62,230 @ 7.0% cap · market cap 11.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
50%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
48
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Two adjoining parcels are offered together, including two recently remodeled units available for lease.
Where is this duplex located?
The property is located at 6505/6507 & 6521/6523 W Double Springs Road Fayetteville, AR.
What is the asking price?
The asking price for this property is $560,000.
What are key features of this property?
This property features: Two duplexes with four total 2‑bedroom, 1‑bath units; Approximately 3,312 square feet across both buildings; each unit is about 828 square feet; Two units are occupied; two remodeled units are vacant
