Duplex With Ensuite
For Sale
$725,000
803 S Rupple Road, Fayetteville, AR 72704
Residential, Fayetteville, AR
Property Size3,476 SF
Lot Size0.12 Acres
Price / SF$208.57
Days on Market11
Property Features for 803 S Rupple Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
8
Full bathrooms
6
Half bathrooms
2
Rooms
Bedroom 2, Bathroom 3, Bedroom 5, Bedroom 3, Bedroom 1, Bathroom 1, Bathroom 4, Bedroom 6, Bedroom 4, Bathroom 6, Bathroom 8, Bathroom 2, Bathroom 5, Bathroom 7
Parking features
Garage, Open
Patio and Porch features
Porch
Exterior features
ConcreteDriveway
Appliances
Dishwasher, ElectricRange, ElectricWaterHeater, Disposal, Microwave, Refrigerator
Subdivision
Towne West Sub Ph Iiiiv
Lot features
Level, Near Park, Subdivision
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
Rupple Road across from the John L. Colbert Middle School round about take the west exit to Bronco Dr, turn Left on to Benchmark lane, immediatly turn left again to the parking ally, once you turn the curve it is the third unit on the right. White Brick, street numbers are only in the front unfortunately. Or map to Bronco then take written directions to property.
Standard status
Active
APN
765-32929-000
Size
3,476 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Description
Sec 13 Twn 16 Rng 31
Tax Annual Amount
6630
Legal Description
Sec 13 Twn 16 Rng 31
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
trail system
washer
dryer
refrigerator
balcony
Building Details
Year built
2022
Floors in Building
2
Number of units
2
Flooring type
Vinyl
Building materials
Brick, VinylSiding
Roof type
Shingle, Asphalt
Listing Agency:
Collier & Associates - Farmington Branch
(479) 274-0977
Listed By:
Amanda Wells · License #EB-76048D1
(479) 799-1638
Added: Sep 16
Changed: Sep 17
Last Checked: Sep 26 at 10:06AM
MLS# 1362286
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.
Built in 2022, this Fayetteville duplex contains 3,476 square feet across two residential units. Each bedroom has an ensuite bathroom, while the interiors feature vinyl flooring without carpet. Both units include refrigerators, dishwashers, electric ranges, microwaves, disposals, washers, and dryers. Central heating and air conditioning serve the property, with garage and open parking available.
The 0.115-acre property is located at 803 S Rupple Road in Fayetteville, near the local trail system, schools, grocery stores, and restaurants. The University of Arkansas is approximately ten minutes away. A porch and semi-private balcony provide additional outdoor space, and public water serves the property.
The 0.115-acre property is located at 803 S Rupple Road in Fayetteville, near the local trail system, schools, grocery stores, and restaurants. The University of Arkansas is approximately ten minutes away. A porch and semi-private balcony provide additional outdoor space, and public water serves the property.
Key Highlights
- Two‑unit duplex totaling 3,476 square feet
- Built in 2022 on a 0.115‑acre lot
- Each bedroom features an ensuite bathroom
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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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
62
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
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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-unit property with included appliances, garage parking, and central heating and air conditioning.
Where is this duplex located?
The property is located at 803 S Rupple Road 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: Two‑unit duplex totaling 3,476 square feet; Built in 2022 on a 0.115‑acre lot; Each bedroom features an ensuite bathroom
