Newly Built Leased
For Sale
$599,900
820 S Dockery Lane 1 & 2, Fayetteville, AR 72701
Fully leased duplex with two three-bedroom residences and private rear parking.
Property Size2,784 SF
Price / SF$215.48
Days on Market31
Property Features for 820 S Dockery Lane 1 & 2
General Information
Standard status
Active
Size
2,784 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Amenities
private parking
Building Details
Year Built
2025
Buildings
1
Tenancy
Multi
Listing Agency:
Gabel Realty
(479) 485-0695
Listed By:
Melanie Gabel · License #PB00058940
Source:
Thesummithometeam
Added: Aug 2
Changed: Aug 30
Last Checked: Aug 30 at 8:09PM
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 Gabel Realty
Investment Insights
Based on property information with market context.
Completed in 2025, this 2,784-square-foot duplex is fully leased and includes two separately configured residences. Each side provides 1,392 heated and cooled square feet with three bedrooms, two and a half bathrooms, an open eat-in kitchen connected to the living room, and a separate laundry room.
Interior finishes include luxury vinyl plank flooring, stainless steel appliances, quartz countertops, two-inch faux wood blinds, and ceiling fans. Private parking is located behind the property. The duplex is at 820 S Dockery Lane in Fayetteville, within the South Fayetteville area.
Interior finishes include luxury vinyl plank flooring, stainless steel appliances, quartz countertops, two-inch faux wood blinds, and ceiling fans. Private parking is located behind the property. The duplex is at 820 S Dockery Lane in Fayetteville, within the South Fayetteville area.
Key Highlights
- 2025‑built duplex totaling 2,784 square feet
- Fully leased with two separate residences
- Each side offers 1,392 heated and cooled square feet
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
4.18%
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 4.18%
Second Best
Apartment 5plus
$316.7K
$277.1K – $369.5K
NOI $22,167 @ 7.0% cap · market cap 3.70%
Theoretical Best
Office A
$747.3K
$653.9K – $871.8K
NOI $52,309 @ 7.0% cap · market cap 8.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Fully leased duplex with two three-bedroom residences and private rear parking.
Where is this duplex located?
The property is located at 820 S Dockery Lane 1 & 2 Fayetteville, AR.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: 2025‑built duplex totaling 2,784 square feet; Fully leased with two separate residences; Each side offers 1,392 heated and cooled square feet
