Duplex with Attached
For Sale
$656,000
1603 Casuarina Unit 1 & 2 Drive, Bentonville, AR 72713
Residential, Bentonville, AR
Property Size2,914 SF
Lot Size0.20 Acres
Price / SF$225.12
Days on Market174
Property Features for 1603 Casuarina Unit 1 & 2 Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bedroom 5, Bathroom 2, Bathroom 1, Bedroom 1, Bathroom 4, Bathroom 5, Bathroom 6, Bedroom 2, Bedroom 3, Bathroom 3, Bedroom 4, Bedroom 6
Parking features
Open, Garage
Appliances
Dishwasher, ElectricRange, ElectricWaterHeater, Disposal, Microwave
Subdivision
Poigai Estates Ph 1 Bentonville
Lot features
Level, Near Park, Subdivision
Directions
From SW Regional Airport Blvd (AR HWY 12) in Bentonville go North on SW Bright Rd to the round a bout, take the 2nd exit onto SW Maple Rd (Heading North) continue on SW Maple Rd which winds around to the right then left, turn Right onto SW Casuarina Dr.
Standard status
Active
APN
01-20679-000
Size
2,914 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Description
PLAT 6/22/2023 L202331395
Tax Annual Amount
1476
Legal Description
PLAT 6/22/2023 L202331395
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Building Details
Year built
2024
Floors in Building
2
Number of units
2
Flooring type
Vinyl
Building materials
Concrete
Roof type
Shingle, Asphalt
Listing Agency:
Keller Williams Market Pro Realty Branch Office · Keller Williams Realty
(479) 657-6797
Listed By:
Ketan Pandya · License #SA00086558
(479) 346-3374
Added: Mar 16
Changed: Sep 1
Last Checked: Sep 5 at 4:06PM
MLS# 1339133
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.
Completed in 2024, this Bentonville duplex contains two residential units within 2,914 square feet. The property is described with a 3-bedroom, 2.5-bath layout and includes an attached 2-car garage. Interior features include vinyl flooring, electric central heating and cooling, and a kitchen equipped with a dishwasher, electric range, microwave, disposal, and electric water heater. Concrete construction and an asphalt shingle roof round out the improvements.
The property occupies 0.2 acres in Bentonville, near shopping, dining, and major employers. Open parking is also available. Its configuration provides a straightforward residential income property profile while retaining the functionality of a recently built home.
The property occupies 0.2 acres in Bentonville, near shopping, dining, and major employers. Open parking is also available. Its configuration provides a straightforward residential income property profile while retaining the functionality of a recently built home.
Key Highlights
- Two‑unit duplex completed in 2024
- 2,914 square feet on 0.2 acres
- 3‑bedroom, 2.5‑bath layout
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
$26,598
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
4.05%
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%
$531,960
$532.0K
Cap Rate 7%
$379,971
$380.0K
Cap Rate 9%
$295,533
$295.5K
Market Conditions
NOI Build-Up for 2,914 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
$40.2K $13.80/SF
− Vacancy
−$2.2K −$0.76/SF
EGI
$38.0K $13.04/SF
− OpEx
−$11.4K −$3.91/SF
NOI
$26.6K $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%
$531,960
Cap Rate 7%
$379,971
Cap Rate 9%
$295,533
Alternative Uses
Best Use
Multifamily LT 5
$380.0K
$332.5K – $443.3K
NOI $26,598 @ 7.0% cap · market cap 4.05%
Second Best
Apartment 5plus
$339.0K
$296.7K – $395.6K
NOI $23,733 @ 7.0% cap · market cap 3.62%
Theoretical Best
Office A
$800.8K
$700.7K – $934.3K
NOI $56,055 @ 7.0% cap · market cap 8.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
119
Businesses Nearby
Explore this area
Business Placement
Demographics for 72713, AR
25,076
Population
10,752
Households
2.3
Avg Household Size
31
Median Age
58%
College-Educated
97%
High-School Grad
48.5 sq mi
ZIP Area
517
Density / Sq Mi
$117,752
Median Household Income
$72,491
Median Earnings
$1,302
Median Rent
$355,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Built in 2024, this two-unit property offers a practical residential configuration with central heating and cooling.
Where is this duplex located?
The property is located at 1603 Casuarina Unit 1 & 2 Drive Bentonville, AR.
What is the asking price?
The asking price for this property is $656,000.
What are key features of this property?
This property features: Two‑unit duplex completed in 2024; 2,914 square feet on 0.2 acres; 3‑bedroom, 2.5‑bath layout
