Four-Unit Multifamily
For Sale
$585,000
815 Pleasant St, Springdale, AR 72764
1980-built income property with varied floor plans and convenient access to I-49.
Property Size3,660 SF
Price / SF$159.84
Days on Market52
Property Features for 815 Pleasant St
General Information
Standard status
Active
Size
3,660 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
4
Building Details
Year Built
1980
Listing Agency:
Lindsey & Assoc Inc Branch
Listed By:
Lucirene Pinto · License #SA00089256
(479) 636-2200
Source:
Thesummithometeam
Added: Jul 13
Changed: Aug 31
Last Checked: Sep 1 at 9:22PM
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 Lindsey & Assoc Inc Branch
Investment Insights
Based on property information with market context.
This four-unit multifamily property contains 3,660 square feet and was built in 1980. The building offers a mix of floor plans across its units, providing configuration variety within a compact residential income asset.
Located at 815 Pleasant St in Springdale, the property is near major employers, shopping, and dining, with convenient access to I-49. Its four-unit layout provides an established multifamily format for an investor seeking a property in the Springdale market.
Located at 815 Pleasant St in Springdale, the property is near major employers, shopping, and dining, with convenient access to I-49. Its four-unit layout provides an established multifamily format for an investor seeking a property in the Springdale market.
Key Highlights
- Four‑unit multifamily property
- 3,660 square feet of building area
- Built in 1980
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
$32,937
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
5.63%
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%
$658,740
$658.7K
Cap Rate 7%
$470,529
$470.5K
Cap Rate 9%
$365,967
$366.0K
Market Conditions
NOI Build-Up for 3,660 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
$50.5K $13.80/SF
− Vacancy
−$3.5K −$0.94/SF
EGI
$47.1K $12.86/SF
− OpEx
−$14.1K −$3.86/SF
NOI
$32.9K $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%
$658,740
Cap Rate 7%
$470,529
Cap Rate 9%
$365,967
Alternative Uses
Best Use
Multifamily LT 5
$470.5K
$411.7K – $549.0K
NOI $32,937 @ 7.0% cap · market cap 5.63%
Second Best
Apartment 5plus
$416.3K
$364.3K – $485.7K
NOI $29,142 @ 7.0% cap · market cap 4.98%
Theoretical Best
Office A
$982.4K
$859.6K – $1.15M
NOI $68,768 @ 7.0% cap · market cap 11.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
470
Businesses Nearby
Explore this area
Business Placement
Demographics for 72764, AR
60,786
Population
20,781
Households
2.9
Avg Household Size
30
Median Age
20%
College-Educated
72%
High-School Grad
66.2 sq mi
ZIP Area
918
Density / Sq Mi
$61,569
Median Household Income
$34,552
Median Earnings
$984
Median Rent
$226,100
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?
Quadplex - 1980-built income property with varied floor plans and convenient access to I-49.
Where is this quadplex located?
The property is located at 815 Pleasant St Springdale, AR.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: Four‑unit multifamily property; 3,660 square feet of building area; Built in 1980
