Updated Two-Unit
For Sale
$759,000
955 & 957 W Hughes St, Fayetteville, AR 72701
Two-level units feature vaulted ceilings, private decks, storage, and substantial off-street parking.
Property Size3,222 SF
Price / SF$235.57
Days on Market8
Property Features for 955 & 957 W Hughes St
General Information
Standard status
Active
Size
3,222 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1.5BA
Multifamily Units
2
Amenities
elevated deck
dedicated storage
Building Details
Year Built
2004
Buildings
1
Listing Agency:
The Brandon Group
(479) 787-3080
Listed By:
Your NWA Home Group
(479) 366-3026
Source:
Yournwahome
Added: Sep 20
Changed: Sep 26
Last Checked: Sep 26 at 6:41AM
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 The Brandon Group
Investment Insights
Based on property information with market context.
Built in 2004, this 3,222-square-foot duplex contains two 1,611-square-foot residences. Each unit offers 2 bedrooms, 1.5 baths, a two-level layout, an upstairs living and kitchen area with vaulted ceilings, an elevated deck, dedicated storage, and substantial off-street parking. Recent work addressed major systems, kitchens, bathrooms, lighting, outdoor areas, and interior finishes.
The property is located at 955 & 957 W Hughes St in Fayetteville, near the University of Arkansas, Dickson Street, and downtown. Its separate living spaces and individual outdoor areas support investment, owner-occupancy, or multigenerational living, as stated in the property information.
The property is located at 955 & 957 W Hughes St in Fayetteville, near the University of Arkansas, Dickson Street, and downtown. Its separate living spaces and individual outdoor areas support investment, owner-occupancy, or multigenerational living, as stated in the property information.
Key Highlights
- 3,222‑square‑foot duplex with two 1,611‑square‑foot units
- Each residence includes 2 bedrooms and 1.5 baths
- Two‑level layouts with vaulted ceilings in upstairs living and kitchen areas
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
$28,996
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
3.82%
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%
$579,920
$579.9K
Cap Rate 7%
$414,229
$414.2K
Cap Rate 9%
$322,178
$322.2K
Market Conditions
NOI Build-Up for 3,222 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
$44.5K $13.80/SF
− Vacancy
−$3.0K −$0.94/SF
EGI
$41.4K $12.86/SF
− OpEx
−$12.4K −$3.86/SF
NOI
$29.0K $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%
$579,920
Cap Rate 7%
$414,229
Cap Rate 9%
$322,178
Alternative Uses
Best Use
Multifamily LT 5
$414.2K
$362.5K – $483.3K
NOI $28,996 @ 7.0% cap · market cap 3.82%
Second Best
Apartment 5plus
$366.5K
$320.7K – $427.6K
NOI $25,654 @ 7.0% cap · market cap 3.38%
Theoretical Best
Office A
$864.8K
$756.7K – $1.01M
NOI $60,539 @ 7.0% cap · market cap 7.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
532
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 - Two-level units feature vaulted ceilings, private decks, storage, and substantial off-street parking.
Where is this duplex located?
The property is located at 955 & 957 W Hughes St Fayetteville, AR.
What is the asking price?
The asking price for this property is $759,000.
What are key features of this property?
This property features: 3,222‑square‑foot duplex with two 1,611‑square‑foot units; Each residence includes 2 bedrooms and 1.5 baths; Two‑level layouts with vaulted ceilings in upstairs living and kitchen areas
