Occupied Two-Unit
For Sale
$159,000
Pending
820 & 822 Pine Street, Conway, AR 72032
Residential, Conway, AR
Property Size1,664 SF
Lot Size0.23 Acres
Days on Market50
Property Features for 820 & 822 Pine Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 4, Bathroom 2, Bedroom 1, Bedroom 3, Bedroom 2
Exterior features
GravelDriveway
Appliances
ElectricWaterHeater, GasWaterHeater
Subdivision
Burns Add
Lot features
Corner Lot, City Lot, Level, Open Lot, Subdivision
Directions
From the Oak St / Harkrider intersection in downtown Conway: Head North up Harkrider St for 0.4 miles, turn right onto Pine St, duplex will be on your left in approx. 370 feet.
Standard status
Pending
APN
710-01606-000
Size
1,664 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Description
LOT 6 BLK 10BURNS ADDNW 100 FT
Tax Annual Amount
1699
Legal Description
LOT 6 BLK 10BURNS ADDNW 100 FT
Utilities
Heating system
Central, Natural Gas
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1961
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Building materials
WoodSiding
Roof type
Shingle
Listing Agency:
Moore and Company REALTORS
(479) 968-3300
Listed By:
Brett Bolin · License #SA00093720
(479) 857-4078
Added: Jul 21
Changed: Sep 7
Last Checked: Sep 8 at 3:06AM
MLS# 1355346
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.
This duplex contains 1,664 square feet across two approximately 832-square-foot residences. Each unit is configured with 2 bedrooms and 1 bathroom, and both are currently occupied. The property was built in 1961 and sits on a 0.23-acre corner lot with a gravel driveway, wood siding, vinyl flooring, shingle roofing, and public water service. Central heating and central air conditioning serve the units, with natural gas heating and electric cooling.
The property is located near Hendrix College and downtown Conway, with shopping, dining, and other local amenities in the surrounding area. The roof was replaced in 2023, while the interiors may benefit from updates. The Pine Street location offers a two-unit residential income configuration in an established Conway setting.
The property is located near Hendrix College and downtown Conway, with shopping, dining, and other local amenities in the surrounding area. The roof was replaced in 2023, while the interiors may benefit from updates. The Pine Street location offers a two-unit residential income configuration in an established Conway setting.
Key Highlights
- Two approximately 832‑square‑foot units, totaling 1,664 square feet
- Each residence includes 2 bedrooms and 1 bathroom
- Both units are currently occupied
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
$11,193
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
7.04%
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%
$223,860
$223.9K
Cap Rate 7%
$159,900
$159.9K
Cap Rate 9%
$124,367
$124.4K
Market Conditions
NOI Build-Up for 1,664 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
$17.0K $10.20/SF
− Vacancy
−$983 −$0.59/SF
EGI
$16.0K $9.61/SF
− OpEx
−$4.8K −$2.88/SF
NOI
$11.2K $6.73/SF
Area
Faulkner County, AR
Vacancy
5.79%
Lease Rate
$10.20 /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%
$223,860
Cap Rate 7%
$159,900
Cap Rate 9%
$124,367
Alternative Uses
Best Use
Multifamily LT 5
$159.9K
$139.9K – $186.6K
NOI $11,193 @ 7.0% cap · market cap 7.04%
Second Best
Apartment 5plus
$142.9K
$125.0K – $166.7K
NOI $10,003 @ 7.0% cap · market cap 6.29%
Theoretical Best
Office A
$379.5K
$332.1K – $442.8K
NOI $26,568 @ 7.0% cap · market cap 16.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,494
Businesses Nearby
Explore this area
Business Placement
Demographics for 72032, AR
34,316
Population
14,255
Households
2.4
Avg Household Size
35
Median Age
27%
College-Educated
94%
High-School Grad
114.5 sq mi
ZIP Area
300
Density / Sq Mi
$61,452
Median Household Income
$36,877
Median Earnings
$976
Median Rent
$183,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Corner-lot property with occupied residences and a roof replaced in 2023.
Where is this duplex located?
The property is located at 820 & 822 Pine Street Conway, AR.
What is the asking price?
The asking price for this property is $159,000.
What are key features of this property?
This property features: Two approximately 832‑square‑foot units, totaling 1,664 square feet; Each residence includes 2 bedrooms and 1 bathroom; Both units are currently occupied
