Luxury Duplex Income
For Sale
Contact for pricing
943 South Rupple Road, Fayetteville, AR 72704
Newly completed duplexes with modern finishes, garages, and patio decks across four 4-bedroom units.
Property Size8,072 SF
Price / SF$204.41
Days on Market71
Property Features for 943 South Rupple Road
General Information
Standard status
Active
Size
8,072 SF
Class
A
Total Parking Spaces
8
Property subtype
Multifamily
Zoning
Multifamily
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$107,286
Building Details
Year Built
2023
Buildings
2
Units
4
Tenancy
Multi
Listing Agency:
KW Commercial Fayetteville, AR
Listed By:
Cheryl Garner · License #AR 00083287
Source:
Crexi
Added: Jun 12
Changed: Aug 8
Last Checked: Aug 20 at 3:43PM
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 KW Commercial Fayetteville, AR
Investment Insights
Based on property information with market context.
This offering includes two newly completed luxury duplexes, completed in February 2023, delivering four total units designed for contemporary tenant living. Each unit provides four bedrooms and four and a half bathrooms and is approximately 2,018 square feet. Interiors feature quartz countertops, luxury vinyl tile flooring, stainless steel appliances, programmable thermostats, and ensuite bathrooms with showers. Units also include walk-in closets and outdoor patio decks, supported by two-car garages for each unit. The properties are currently leased.
The duplexes are located in Northwest Arkansas near the University of Arkansas and along the Fayetteville Trail System, offering convenient access to the surrounding area. The seller notes the market is experiencing less than 1% vacancy rate in Fayetteville.
For buyers seeking a residential income property, these recently completed units combine modern, in-demand finishes with practical features such as garages and private patio decks. With all four units configured similarly, the property may appeal to operators looking for a consistent unit mix and straightforward leasing management. Lease details reflect that the units are currently occupied, and prospective buyers should confirm all terms during due diligence.
The duplexes are located in Northwest Arkansas near the University of Arkansas and along the Fayetteville Trail System, offering convenient access to the surrounding area. The seller notes the market is experiencing less than 1% vacancy rate in Fayetteville.
For buyers seeking a residential income property, these recently completed units combine modern, in-demand finishes with practical features such as garages and private patio decks. With all four units configured similarly, the property may appeal to operators looking for a consistent unit mix and straightforward leasing management. Lease details reflect that the units are currently occupied, and prospective buyers should confirm all terms during due diligence.
Key Highlights
- Newly completed luxury duplexes built in 2023, completed Feb 2023
- 4 total units, each with 4 bedrooms and 4.5 bathrooms
- 2,018 SF per unit with luxury finishes including quartz countertops and stainless steel appliances
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
$72,642
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
4.40%
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%
$1,452,840
$1.5M
Cap Rate 7%
$1,037,743
$1.0M
Cap Rate 9%
$807,133
$807.1K
Market Conditions
NOI Build-Up for 8,072 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
$111.4K $13.80/SF
− Vacancy
−$7.6K −$0.94/SF
EGI
$103.8K $12.86/SF
− OpEx
−$31.1K −$3.86/SF
NOI
$72.6K $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%
$1,452,840
Cap Rate 7%
$1,037,743
Cap Rate 9%
$807,133
Alternative Uses
Best Use
Multifamily LT 5
$1.04M
$908.0K – $1.21M
NOI $72,642 @ 7.0% cap · market cap 4.40%
Second Best
Apartment 5plus
$918.2K
$803.4K – $1.07M
NOI $64,271 @ 7.0% cap · market cap 3.90%
Theoretical Best
Office A
$2.17M
$1.90M – $2.53M
NOI $151,666 @ 7.0% cap · market cap 9.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
265
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
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 - Newly completed duplexes with modern finishes, garages, and patio decks across four 4-bedroom units.
Where is this duplex located?
The property is located at 943 South Rupple Road Fayetteville, AR.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Newly completed luxury duplexes built in 2023, completed Feb 2023; 4 total units, each with 4 bedrooms and 4.5 bathrooms; 2,018 SF per unit with luxury finishes including quartz countertops and stainless steel appliances
