Two-Unit Duplex with
For Sale
$520,000
1009/1011 NW 12th Street, Bentonville, AR 72712
Residential, Bentonville, AR
Property Size2,245 SF
Lot Size0.45 Acres
Price / SF$231.63
Days on Market257
Property Features for 1009/1011 NW 12th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 4, Bedroom 1, Bathroom 3, Bathroom 2, Bedroom 2, Bathroom 1, Bedroom 4
Parking features
Open, Garage
Exterior features
ConcreteDriveway
Appliances
GasWaterHeater
Subdivision
Coffelt Place
Lot features
Central Business District, Cul De Sac
Directions
From intersection of Tiger Blvd and Walton Blvd. Go west on Tiger Blvd 1 block. Turn left on NW 12th St. 2nd duplex on right.
Standard status
Active
APN
01-00858-002
Size
2,245 SF
Lot size
0.45 Acres
Taxes and HOA fees
Tax Description
Tract 3 Coffelt Place
Tax Annual Amount
4982
Legal Description
Tract 3 Coffelt Place
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1993
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Carpet
Building materials
Brick
Roof type
Shingle
Listing Agency:
Equity Partners Realty
(479) 750-9500
Listed By:
Ryan Russell · License #EB00056667
(479) 466-6177
Added: Jan 6
Changed: Sep 14
Last Checked: Sep 20 at 5:06AM
MLS# 1332114
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.
This 1993 brick duplex contains 2,245 square feet across two residential units, each configured with two bedrooms, two bathrooms, and a one-car garage. Both units are currently vacant. Interior finishes include carpet and vinyl flooring, while central heating and central air serve the property. A shingle roof, gas water heater, concrete driveway, garage parking, and open parking complete the improvements.
The property occupies 0.45 acres near downtown Bentonville at 1009/1011 NW 12th Street. Its location places the duplex within the Bentonville, Arkansas market, with separate entrances and dedicated garage parking supporting the two-unit configuration.
The property occupies 0.45 acres near downtown Bentonville at 1009/1011 NW 12th Street. Its location places the duplex within the Bentonville, Arkansas market, with separate entrances and dedicated garage parking supporting the two-unit configuration.
Key Highlights
- Two‑unit duplex with 2,245 square feet
- Each unit offers 2 bedrooms, 2 bathrooms, and a one‑car garage
- Both units are currently vacant
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
$20,492
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
3.94%
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%
$409,840
$409.8K
Cap Rate 7%
$292,743
$292.7K
Cap Rate 9%
$227,689
$227.7K
Market Conditions
NOI Build-Up for 2,245 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
$31.0K $13.80/SF
− Vacancy
−$1.7K −$0.76/SF
EGI
$29.3K $13.04/SF
− OpEx
−$8.8K −$3.91/SF
NOI
$20.5K $9.13/SF
Area
Benton County, AR
Vacancy
5.51%
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%
$409,840
Cap Rate 7%
$292,743
Cap Rate 9%
$227,689
Alternative Uses
Best Use
Multifamily LT 5
$292.7K
$256.2K – $341.5K
NOI $20,492 @ 7.0% cap · market cap 3.94%
Second Best
Apartment 5plus
$261.2K
$228.6K – $304.7K
NOI $18,284 @ 7.0% cap · market cap 3.52%
Theoretical Best
Office A
$616.9K
$539.8K – $719.8K
NOI $43,186 @ 7.0% cap · market cap 8.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
387
Businesses Nearby
Explore this area
Business Placement
Demographics for 72712, AR
38,053
Population
16,245
Households
2.3
Avg Household Size
34
Median Age
49%
College-Educated
94%
High-School Grad
51.8 sq mi
ZIP Area
735
Density / Sq Mi
$102,073
Median Household Income
$56,675
Median Earnings
$1,197
Median Rent
$401,300
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
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Frequently Asked Questions
What type of property is this?
Duplex - Brick duplex with two vacant units, central HVAC, and garage parking near downtown Bentonville.
Where is this duplex located?
The property is located at 1009/1011 NW 12th Street Bentonville, AR.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,245 square feet; Each unit offers 2 bedrooms, 2 bathrooms, and a one‑car garage; Both units are currently vacant
