Newer Duplex with Ensuite
For Sale
$725,000
803 S Rupple Rd, Fayetteville, AR 72704
Two residential units offer appliance packages, luxury vinyl flooring, and balcony access near schools, shopping, dining, and the trail system.
Property Size3,476 SF
Price / SF$208.57
Days on Market10
Property Features for 803 S Rupple Rd
General Information
Standard status
Active
Size
3,476 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
en-suite bathrooms
luxury vinyl flooring
washer
dryer
refrigerators
balcony
Building Details
Year Built
2022
Buildings
1
Listing Agency:
Coldwell Banker K-C Realty
(479) 659-8151
Listed By:
SoHo NWA brokered by EXP Realty
(479) 871-9227
Source:
Sohonwa
Added: Sep 18
Changed: Sep 26
Last Checked: Sep 26 at 6:34AM
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 Coldwell Banker K-C Realty
Investment Insights
Based on property information with market context.
Built in 2022, this Fayetteville duplex contains 3,476 square feet across two residential units. Each sizeable bedroom includes an ensuite bathroom, while the interiors feature luxury vinyl flooring throughout rather than carpet. Appliances provided with the property include washers, dryers, and refrigerators. Each unit also has access to a semi-private balcony suitable for outdoor relaxation or gathering.
The property is positioned on the trail system at 803 S Rupple Rd in Fayetteville, with schools, grocery stores, and restaurants within walking distance. The University of Arkansas is approximately ten minutes away. Both units are also listed for rent under MLS numbers 1352628 and 1352626.
The property is positioned on the trail system at 803 S Rupple Rd in Fayetteville, with schools, grocery stores, and restaurants within walking distance. The University of Arkansas is approximately ten minutes away. Both units are also listed for rent under MLS numbers 1352628 and 1352626.
Key Highlights
- 3,476‑square‑foot duplex built in 2022
- Each sizeable bedroom includes an ensuite bathroom
- Washers, dryers, and refrigerators included in both units
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
$31,281
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
4.31%
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%
$625,620
$625.6K
Cap Rate 7%
$446,871
$446.9K
Cap Rate 9%
$347,567
$347.6K
Market Conditions
NOI Build-Up for 3,476 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
$48.0K $13.80/SF
− Vacancy
−$3.3K −$0.94/SF
EGI
$44.7K $12.86/SF
− OpEx
−$13.4K −$3.86/SF
NOI
$31.3K $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%
$625,620
Cap Rate 7%
$446,871
Cap Rate 9%
$347,567
Alternative Uses
Best Use
Multifamily LT 5
$446.9K
$391.0K – $521.4K
NOI $31,281 @ 7.0% cap · market cap 4.31%
Second Best
Apartment 5plus
$395.4K
$346.0K – $461.3K
NOI $27,677 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$933.0K
$816.4K – $1.09M
NOI $65,311 @ 7.0% cap · market cap 9.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
265
Businesses Nearby
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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
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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?
Duplex - Two residential units offer appliance packages, luxury vinyl flooring, and balcony access near schools, shopping, dining, and the trail system.
Where is this duplex located?
The property is located at 803 S Rupple Rd Fayetteville, AR.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 3,476‑square‑foot duplex built in 2022; Each sizeable bedroom includes an ensuite bathroom; Washers, dryers, and refrigerators included in both units
