Traditional
For Sale
$172,500
8205 E Woodview Dr, Sherwood, AR 72120
Two-unit residential property with central air, kitchen appliances, and RES zoning.
Property Size1,670 SF
Price / SF$103.29
Days on Market55
Property Features for 8205 E Woodview Dr
General Information
Standard status
Active
Size
1,670 SF
Property subtype
Multi-Family
Building Details
Year Built
1973
Listing Agency:
Crye-Leike REALTORS NLR Branch
Listed By:
Brad Miles
(501) 680-4647
Source:
Pcsingtolittlerock
Added: Aug 11
Changed: Sep 24
Last Checked: Oct 4 at 12:22PM
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 Crye-Leike REALTORS NLR Branch
Investment Insights
Based on property information with market context.
Built in 1973, this duplex is classified for residential use under RES zoning and features a traditional exterior. The property includes central air, ceiling fans, and central heating with natural gas service and exhaust fans.
Kitchen equipment includes a cooktop, dishwasher, and electric range. The property is located at 8205 E Woodview Drive in Sherwood, with access from E Kiehl Avenue via N Woodview Drive.
Kitchen equipment includes a cooktop, dishwasher, and electric range. The property is located at 8205 E Woodview Drive in Sherwood, with access from E Kiehl Avenue via N Woodview Drive.
Key Highlights
- Duplex property with two residential units
- RES zoning for residential use
- Built in 1973
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
$14,034
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
8.14%
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%
$280,680
$280.7K
Cap Rate 7%
$200,486
$200.5K
Cap Rate 9%
$155,933
$155.9K
Market Conditions
NOI Build-Up for 1,670 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
$21.4K $12.84/SF
− Vacancy
−$1.4K −$0.83/SF
EGI
$20.0K $12.01/SF
− OpEx
−$6.0K −$3.60/SF
NOI
$14.0K $8.40/SF
Area
Pulaski County, AR
Vacancy
6.50%
Lease Rate
$12.84 /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%
$280,680
Cap Rate 7%
$200,486
Cap Rate 9%
$155,933
Alternative Uses
Best Use
Multifamily LT 5
$200.5K
$175.4K – $233.9K
NOI $14,034 @ 7.0% cap · market cap 8.14%
Second Best
Apartment 5plus
$179.5K
$157.0K – $209.4K
NOI $12,563 @ 7.0% cap · market cap 7.28%
Theoretical Best
Specialty Retail
$318.6K
$278.7K – $371.7K
NOI $22,299 @ 7.0% cap · market cap 12.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
552
Businesses Nearby
Explore this area
Business Placement
Demographics for 72120, AR
34,784
Population
15,216
Households
2.3
Avg Household Size
41
Median Age
35%
College-Educated
95%
High-School Grad
54.2 sq mi
ZIP Area
642
Density / Sq Mi
$75,853
Median Household Income
$48,453
Median Earnings
$1,026
Median Rent
$189,400
Median Home Value
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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 residential property with central air, kitchen appliances, and RES zoning.
Where is this duplex located?
The property is located at 8205 E Woodview Dr Sherwood, AR.
What is the asking price?
The asking price for this property is $172,500.
What are key features of this property?
This property features: Duplex property with two residential units; RES zoning for residential use; Built in 1973
