Two-Unit Duplex with Private
For Sale
$595,000
820 S Dockery Lane, Fayetteville, AR 72701
Residential, Fayetteville, AR
Property Size2,784 SF
Lot Size0.25 Acres
Price / SF$213.72
Days on Market172
Property Features for 820 S Dockery Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
Residential
Bedrooms
6
Bathrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bathroom 5, Bathroom 6, Bedroom 2, Bedroom 4, Bathroom 4, Bathroom 3, Bedroom 5, Bedroom 1, Bedroom 3, Bathroom 2, Bedroom 6, Bathroom 1
Window features
Vinyl Frames
Exterior features
ConcreteDriveway
Appliances
Dishwasher, ElectricRange, ElectricWaterHeater, Microwave, SmoothCooktop
Subdivision
Fayetteville Outlots
Lot features
City Lot, Landscaped, Level
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
From Crossover Rd (HWY 265) traveling South - Take a Right onto E Huntville Rd - Take a Right onto Dockery - Duplex is on your Right.
Standard status
Active
APN
765-15221-011
Size
2,784 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Description
See attached Extended Legal Descriptionription
Tax Annual Amount
925
Legal Description
See attached Extended Legal Descriptionription
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Amenities
luxury vinyl plank flooring
stainless steel appliances
quartz counter tops
faux wood blinds
ceiling fans
separate laundry room
private parking
Building Details
Year built
2025
Floors in Building
2
Number of units
2
Flooring type
Carpet, Vinyl
Building materials
Masonite
Roof type
Shingle
Listing Agency:
Gabel Realty
(479) 485-0695
Listed By:
Melanie Gabel · License #PB00058940
(479) 422-4221
Added: Apr 8
Changed: Sep 16
Last Checked: Sep 26 at 3:06PM
MLS# 1342050
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 two-unit duplex at 820 S Dockery Lane in Fayetteville, Arkansas, contains 2,784 square feet across two residences. Each side provides 1,392 heated and cooled square feet with three bedrooms, 2.5 bathrooms, an open eat-in kitchen, living room, and separate laundry room. The property is fully leased.
Interior features include luxury vinyl plank flooring, stainless steel appliances, quartz countertops, two-inch faux wood blinds, and ceiling fans. Each residence also has private parking behind the house, supported by a concrete driveway. Additional improvements include central electric heating and cooling, electric water heaters, shingle roofing, and Masonite exterior construction. The lot measures 0.25 acres, and the recorded year built is 2025.
Interior features include luxury vinyl plank flooring, stainless steel appliances, quartz countertops, two-inch faux wood blinds, and ceiling fans. Each residence also has private parking behind the house, supported by a concrete driveway. Additional improvements include central electric heating and cooling, electric water heaters, shingle roofing, and Masonite exterior construction. The lot measures 0.25 acres, and the recorded year built is 2025.
Key Highlights
- Two‑unit duplex with 2,784 SF total
- Each residence offers 1,392 heated and cooled square feet
- Both sides feature 3 bedrooms and 2.5 bathrooms
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
$25,054
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
4.21%
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%
$501,080
$501.1K
Cap Rate 7%
$357,914
$357.9K
Cap Rate 9%
$278,378
$278.4K
Market Conditions
NOI Build-Up for 2,784 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
$38.4K $13.80/SF
− Vacancy
−$2.6K −$0.94/SF
EGI
$35.8K $12.86/SF
− OpEx
−$10.7K −$3.86/SF
NOI
$25.1K $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%
$501,080
Cap Rate 7%
$357,914
Cap Rate 9%
$278,378
Alternative Uses
Best Use
Multifamily LT 5
$357.9K
$313.2K – $417.6K
NOI $25,054 @ 7.0% cap · market cap 4.21%
Second Best
Apartment 5plus
$316.7K
$277.1K – $369.5K
NOI $22,167 @ 7.0% cap · market cap 3.73%
Theoretical Best
Office A
$747.3K
$653.9K – $871.8K
NOI $52,309 @ 7.0% cap · market cap 8.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
169
Businesses Nearby
Explore this area
Business Placement
Demographics for 72701, AR
48,269
Population
20,057
Households
2.4
Avg Household Size
28
Median Age
42%
College-Educated
93%
High-School Grad
126.0 sq mi
ZIP Area
383
Density / Sq Mi
$50,413
Median Household Income
$27,305
Median Earnings
$973
Median Rent
$323,900
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
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Frequently Asked Questions
What type of property is this?
Duplex - Fully leased duplex with three-bedroom layouts, private parking behind the property, and contemporary interior finishes.
Where is this duplex located?
The property is located at 820 S Dockery Lane Fayetteville, AR.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,784 SF total; Each residence offers 1,392 heated and cooled square feet; Both sides feature 3 bedrooms and 2.5 bathrooms
