Fayetteville, Springdale, Rogers, Bentonville

NWA building under 50 units? Too small for the funds, right for me.

Cash offer in 14 days.

Fayetteville, Springdale, Rogers, Bentonville. Skip the August turnover and the repair bids. I buy as-is.

14 days is the aim for a written cash offer after I walk the building. Closing is a separate day at Lenders Title in Jonesboro. I am in Arkansas about a week each month.

5 to 50 units
Under 50, the size the big funds skip.
As-is
Tenants can stay. You do not fix it first.
You talk to Rusty
One number. Not a call center.
Lenders Title
Closings in Jonesboro, on your date.

Every August, all over again

If your building is anywhere near the University of Arkansas, you know the cycle. Leases end, units empty out, and you have a few weeks to paint, patch, replace carpet, settle deposit fights, and re-lease. Then you do it again next year. Students are not bad tenants. They are just hard on a building, and they move a lot.

Farther out, in older parts of Springdale and Rogers, the problem is age. Buildings that went up decades ago now need roofs, windows, and mechanicals, while brand-new complexes go up down the road and compete for your tenants.

Then there is the cost side. Property values went up, and so did insurance, taxes, and every contractor's day rate. A building can look great on a valuation report and still feel like it is draining you every month.

You do not have to modernize it to sell it

The temptation in Northwest Arkansas is to renovate so the building can compete with new construction. That is a big bet with your own money and time. I buy the building as it sits:

Dated units stay dated. I will handle the updates.
Roofs and mechanicals stay as they are.
Units mid-turnover stay mid-turnover.
Leases, student or otherwise, transfer at closing.

This page is for 5 to 50 units

In Northwest Arkansas, I am buying apartment buildings with 5 to 50 units. I am not buying houses, duplexes, or fourplexes up here. If that is what you have, a local house buyer will serve you better. If you have a small apartment building, I want to see it.

A landlord, not a fund

I am Rusty Rueckert, and Arkansas Apartment Buyers is my business. The business is based in Jonesboro. I do not live in Arkansas full-time. I am on the ground about a week each month. I own and operate more than 70 rental doors, mostly houses, with some duplexes and a triplex. I will talk to you like an owner, not like a spreadsheet. My direct line is (870) 486-8141.

Cash sale vs listing it

A broker listing can make sense if the building is stabilized and you can wait. A lot of 5 to 50 unit buildings are not in that shape. Here is the trade, without invented counts.

Cash offer compared with listing an Arkansas apartment building
	Sell to me for cash	List with a broker
Who buys	I do, with cash.	A buyer who still needs a loan.
Time to an offer	I aim for a written cash offer in 14 days after I walk the building.	Showings, then a lender and an appraisal.
Condition	As-is. No repairs, no unit turns, no clean-up package.	Often a repair list before the building shows well.
Commission	None to me. I am the buyer.	A broker commission.
Tenants	They can stay. Leases and deposits transfer at closing.	Showings, and a buyer who may want it vacant.
Paperwork	Whatever you have. A shoebox and bank deposits are enough to start.	A clean rent roll and trailing 12 months.
Closing costs	On the statement from Lenders Title. I do not promise who pays them.	Negotiated in the purchase contract.
Where you close	Lenders Title in Jonesboro, on a date that works for you.	Wherever the buyer's side and the listing arrange.

Who buys

Cash sale: I do, with cash.

Listing: A buyer who still needs a loan.

Time to an offer

Cash sale: I aim for a written cash offer in 14 days after I walk the building.

Listing: Showings, then a lender and an appraisal.

Condition

Cash sale: As-is. No repairs, no unit turns, no clean-up package.

Listing: Often a repair list before the building shows well.

Commission

Cash sale: None to me. I am the buyer.

Listing: A broker commission.

Tenants

Cash sale: They can stay. Leases and deposits transfer at closing.

Listing: Showings, and a buyer who may want it vacant.

Paperwork

Cash sale: Whatever you have. A shoebox and bank deposits are enough to start.

Listing: A clean rent roll and trailing 12 months.

Closing costs

Cash sale: On the statement from Lenders Title. I do not promise who pays them.

Listing: Negotiated in the purchase contract.

Where you close

Cash sale: Lenders Title in Jonesboro, on a date that works for you.

Listing: Wherever the buyer's side and the listing arrange.

What happens next

Three steps. You pick the closing date. I am in Arkansas about a week each month, and that is when I walk the building.

01
Send the basics
Name, phone, email, address, and number of units.
02
I review the building and walk it
You get a cash offer with the math shown. I walk Northwest Arkansas buildings on the week I am in the state, about one week each month.
03
We close at Lenders Title
Closings are at Lenders Title in Jonesboro, on your date. Leases, student or otherwise, transfer at closing.

Northwest Arkansas questions

5 to 50 units in Fayetteville, Springdale, Rogers, and Bentonville.

Do you buy buildings near campus with student leases?

Yes. Existing leases transfer at closing, and I take over the turnover cycle.

Which Northwest Arkansas cities do you buy in?

Fayetteville, Springdale, Rogers, Bentonville, and nearby towns, as long as the building has 5 to 50 units.

My building needs a full renovation. Is that OK?

Yes. I price the renovation in so you do not have to fund it.

Where do we close a Northwest Arkansas building?

At Lenders Title in Jonesboro. I walk the building while I am in Arkansas, about a week each month, then we pick a closing date.

Arkansas Apartment Buyers

Own 5 to 50 units in NWA? Let's talk.

Call or text Rusty, or send the short form. We buy 5 to 50 unit apartment buildings anywhere in Arkansas.

Call (870) 486-8141 Send the form