Contemporary Six-Unit Duplex
For Sale
$2,150,000
943 S Rupple RD, Fayetteville, AR 72704
Multifamily, Contemporary, Fayetteville, AR
Property Size11,579 SF
Lot Size36.00 Acres
Price / SF$185.68
Days on Market144
Property Features for 943 S Rupple RD
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Multi Family
Parking features
Garage - Attached, Assigned
Appliances
Dishwasher, Dryer, Electric, Energy Star, Garbage Disposal, Microwave, Oven, Refrigerator, Self Cleaning, Washer
Subdivision
Towne West SID PH Ill-IV
Lot features
Cleared, Corner, Curbing, In Subdivision, Level, Sidewalk
High school
Fayetteville
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
From intersection of I49 & Hwy 16 (W Wedington Dr), travel west on W Wedington Dr 0.8 mi, turn left onto S Rupple Rd, south 1.0 mi,at traffic circle take 2nd exit S Rupple Rd, then south 0.5 mi, at the traffic circle 2nd exit, south 0.1 mi, on the right.
Standard status
Active
APN
765-32934-000
Size
11,579 SF
Lot size
36.00 Acres
Taxes and HOA fees
Tax Description
S-T-R: 13-16-31; Subdivision: Towne West SID PH Ill-IV
Tax Annual Amount
22000
Legal Description
S-T-R: 13-16-31; Subdivision: Towne West SID PH Ill-IV
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Amenities
quartz countertops
ensuite bathrooms
patio decks
stainless steel appliances
programmable thermostats
Building Details
Year built
2023
Floors in Building
2
Number of units
6
Flooring type
Vinyl, Carpet
Roof type
Shingle
Architectural style
Contemporary
Listing Agency:
Keller Williams Platinum Realty · Keller Williams Realty
(479) 434-3000
Listed By:
Cheryl Garner · License #SA00083287
(479) 439-3000
Added: May 14
Changed: Sep 14
Last Checked: Oct 4 at 9:06PM
MLS# 1089094
Copyright © 2026 Western River Valley Board of REALTORS®. 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 contemporary multifamily property comprises 3 duplex buildings totaling 6 units and 11,579 square feet. The unit mix includes one 3-bedroom, 3.5-bath residence and two 4-bedroom, 4.5-bath duplexes. Completed in February 2023, the development features quartz countertops, ensuite bathrooms, patio decks, stainless steel appliances, programmable thermostats, and attached 2-car garages. Kitchens include dishwashers, microwaves, ovens, refrigerators, garbage disposals, and self-cleaning appliances, with washers and dryers also provided.
The property is located in Fayetteville, Arkansas, near the University of Arkansas and the Fayetteville Trail System, within the Towne West subdivision. It is identified for Multi Family zoning and occupies 36 acres. Additional physical features include vinyl and carpet flooring, central electric heating and cooling, and shingle roofing.
The property is located in Fayetteville, Arkansas, near the University of Arkansas and the Fayetteville Trail System, within the Towne West subdivision. It is identified for Multi Family zoning and occupies 36 acres. Additional physical features include vinyl and carpet flooring, central electric heating and cooling, and shingle roofing.
Key Highlights
- 3 duplex buildings with 6 total units
- Unit mix includes one 3‑BD/3.5 BA and two 4‑Bd/4.5BA residences
- 11,579 square feet completed in February 2023
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
$104,202
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
4.85%
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%
$2,084,040
$2.1M
Cap Rate 7%
$1,488,600
$1.5M
Cap Rate 9%
$1,157,800
$1.2M
Market Conditions
NOI Build-Up for 11,579 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
$159.8K $13.80/SF
− Vacancy
−$10.9K −$0.94/SF
EGI
$148.9K $12.86/SF
− OpEx
−$44.7K −$3.86/SF
NOI
$104.2K $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%
$2,084,040
Cap Rate 7%
$1,488,600
Cap Rate 9%
$1,157,800
Alternative Uses
Best Use
Multifamily LT 5
$1.49M
$1.30M – $1.74M
NOI $104,202 @ 7.0% cap · market cap 4.85%
Second Best
Apartment 5plus
$1.32M
$1.15M – $1.54M
NOI $92,195 @ 7.0% cap · market cap 4.29%
Theoretical Best
Office A
$3.11M
$2.72M – $3.63M
NOI $217,559 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
62
Businesses Nearby
Explore this area
Business Placement
Demographics for 72704, AR
31,145
Population
14,098
Households
2.2
Avg Household Size
31
Median Age
55%
College-Educated
96%
High-School Grad
77.0 sq mi
ZIP Area
404
Density / Sq Mi
$88,991
Median Household Income
$51,341
Median Earnings
$1,163
Median Rent
$301,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Three recently completed duplex buildings with modern finishes, attached garages, and a unit mix of three- and four-bedroom residences.
Where is this duplex located?
The property is located at 943 S Rupple RD Fayetteville, AR.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: 3 duplex buildings with 6 total units; Unit mix includes one 3‑BD/3.5 BA and two 4‑Bd/4.5BA residences; 11,579 square feet completed in February 2023
