Quadplex with Patio
For Sale
$1,650,000
959 S Rupple Road, Fayetteville, AR 72704
MULTI_FAMILY - Fayetteville, AR
Property Size8,079 SF
Lot Size0.24 Acres
Price / SF$204.23
Days on Market47
Property Features for 959 S Rupple Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Multi Family
Bedrooms
16
Bathrooms
20
Full bathrooms
16
Half bathrooms
4
Rooms
Bathroom 17, Bathroom 10, Bedroom 7, Bedroom 11, Bathroom 6, Bathroom 1, Bathroom 16, Bedroom 2, Bathroom 19, Bedroom 10, Bedroom 9, Bedroom 15, Bathroom 13, Bathroom 7, Bathroom 12, Bedroom 4, Bathroom 3, Bathroom 15, Bathroom 5, Bedroom 14, Bedroom 5, Bathroom 4, Bathroom 20, Bedroom 12, Bedroom 1, Bedroom 16, Bathroom 11, Bedroom 8, Bathroom 18, Bedroom 6, Bathroom 8, Bedroom 13, Bedroom 3, Bathroom 14, Bathroom 9, Bathroom 2
Parking features
Open, Garage
Exterior features
ConcreteDriveway
Appliances
Dryer, Dishwasher, ElectricOven, ElectricWaterHeater, Disposal, Microwave, Refrigerator, Washer
Subdivision
Towne West Sub Ph III-IV
Lot features
Cleared, Corner Lot, City Lot, Level, Subdivision
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
From the intersection of I49 and Hwy 16 (W Wedington Dr), travel west on W Wedington Dr 0.8 miles, turn left onto S Rupple Rd and travel south 1.0 miles,at the traffic circle take the 2nd exit onto S Rupple Rd, then travel south 0.5 miles, at the traffic circle take the 2nd exit and travel south 0.1 mile, property on the right.
Standard status
Active
APN
765-32935-000
Size
8,079 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Description
S-T-R: 13-16-31; Subdivision: Towne West SID PH Ill-IV
Tax Annual Amount
16000
Legal Description
S-T-R: 13-16-31; Subdivision: Towne West SID PH Ill-IV
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Amenities
quartz countertops
ensuite bathrooms
patio decks
stainless steel appliances
programmable thermostats
Building Details
Year built
2023
Floors in Building
2
Number of units
4
Flooring type
Vinyl
Building materials
Brick, Masonite
Roof type
Shingle
Listing Agency:
Keller Williams Platinum Realty · Keller Williams Realty
(479) 434-3000
Listed By:
Cheryl Garner · License #Sa00083287
(479) 434-3000
Added: Jul 6
Changed: Aug 3
Last Checked: Aug 21 at 2:06AM
MLS# 1354431
Copyright © 2026 ArkansasONE MLS. 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.
Introducing a modern quadplex in Fayetteville, Arkansas, configured as two luxury duplexes on S Rupple Rd (943 and 959 S Rupple Rd). The project was completed in February 2023 and totals 8,079 square feet on a 0.24-acre lot.
Each duplex is laid out with two units, with each unit offering four bedrooms and four and a half bathrooms. The homes include patio decks, stainless steel kitchen appliances, programmable thermostats, and in-unit laundry equipment (washer and dryer). Parking is supported by two-car garages, and the exterior includes a concrete driveway.
The property is served by public water and public sewer. Construction materials include brick and Masonite, and the roof is shingle. Heating and cooling are provided by central electric systems, with central air and an electric water heater.
Each duplex is laid out with two units, with each unit offering four bedrooms and four and a half bathrooms. The homes include patio decks, stainless steel kitchen appliances, programmable thermostats, and in-unit laundry equipment (washer and dryer). Parking is supported by two-car garages, and the exterior includes a concrete driveway.
The property is served by public water and public sewer. Construction materials include brick and Masonite, and the roof is shingle. Heating and cooling are provided by central electric systems, with central air and an electric water heater.
Key Highlights
- Completed February 2023 modern quadplex with brick and Masonite construction
- Two duplexes on S Rupple Rd (943 and 959), totaling 8,079 SF on a 0.24‑acre lot
- Four bedrooms and four and a half bathrooms per unit, with patio decks
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
$72,705
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
4.41%
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%
$1,454,100
$1.5M
Cap Rate 7%
$1,038,643
$1.0M
Cap Rate 9%
$807,833
$807.8K
Market Conditions
NOI Build-Up for 8,079 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
$111.5K $13.80/SF
− Vacancy
−$7.6K −$0.94/SF
EGI
$103.9K $12.86/SF
− OpEx
−$31.2K −$3.86/SF
NOI
$72.7K $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%
$1,454,100
Cap Rate 7%
$1,038,643
Cap Rate 9%
$807,833
Alternative Uses
Best Use
Multifamily LT 5
$1.04M
$908.8K – $1.21M
NOI $72,705 @ 7.0% cap · market cap 4.41%
Second Best
Apartment 5plus
$919.0K
$804.1K – $1.07M
NOI $64,327 @ 7.0% cap · market cap 3.90%
Theoretical Best
Office A
$2.17M
$1.90M – $2.53M
NOI $151,797 @ 7.0% cap · market cap 9.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - 2023 quadplex featuring patio decks, central electric HVAC, and public water and sewer service.
Where is this quadplex located?
The property is located at 959 S 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: Completed February 2023 modern quadplex with brick and Masonite construction; Two duplexes on S Rupple Rd (943 and 959), totaling 8,079 SF on a 0.24‑acre lot; Four bedrooms and four and a half bathrooms per unit, with patio decks
