Duplex with Attached Two-Car
For Sale
$620,000
1606 Poigai Way, Bentonville, AR 72713
MULTI_FAMILY - Bentonville, AR
Property Size2,907 SF
Lot Size0.19 Acres
Price / SF$213.28
Days on Market116
Property Features for 1606 Poigai Way
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Multi Family
Bedrooms
6
Bathrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Bathroom 4, Bedroom 4, Bathroom 1, Bedroom 1, Bathroom 6, Bedroom 6, Bathroom 5, Bedroom 5, Bathroom 3, Bedroom 2
Parking features
Open, Garage
Window features
Blinds
Patio and Porch features
Patio
Interior features
CeilingFans, EatInKitchen, Pantry, QuartzCounters, WindowTreatments
Exterior features
ConcreteDriveway
Fencing
Privacy
Appliances
ElectricRange, ElectricWaterHeater, Microwave, Refrigerator, Washer, EnergyStarQualifiedAppliances
Subdivision
Poigai Estates Ph 2 Bentonville
Lot features
Central Business District, Near Park, Subdivision
Elementary school district
Bentonville
Middle school district
Bentonville
High school district
Bentonville
Directions
From HWY 12 travel North on SW Bright Rd to roundabout, take 2nd exit onto SW Maple Rd, continue on SW Maple Rd and then right on SW Poigai Way
Standard status
Active
APN
01-20961-000
Size
2,907 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Description
PLAT 11/29/2023 L202361036
Tax Annual Amount
5838
Legal Description
PLAT 11/29/2023 L202361036
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Electric
Water source
Public
Building Details
Year built
2024
Floors in Building
2
Number of units
2
Flooring type
Carpet, Vinyl, Concrete
Building materials
Brick, VinylSiding
Roof type
Shingle
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: Apr 16
Changed: Aug 1
Last Checked: Aug 9 at 7:06PM
MLS# 1342766
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.
Newly built duplex in Bentonville, Arkansas, built in 2024 and currently fully leased. The property features two well-designed units, and each unit offers three bedrooms and 2.5 bathrooms along with a two-car attached garage. The interiors include ceiling fans, eat-in kitchens with pantry space and quartz counters, and window treatments. Appliances include an electric range, microwave, refrigerator, washer, and an electric water heater, with EnergyStar qualified appliances noted.
The duplex is finished with brick and vinyl siding, supported by central heating and electric cooling. Exterior features include a concrete driveway, a patio, and privacy fencing. Public water and public sewer service are listed, and the roof is shingle. The unit rent is already in place through April 2027 for Unit 1 and through May 2027 for Unit 2.
With modern finishes and a low-maintenance exterior, the layout is designed for long-term durability and consistent occupancy.
The duplex is finished with brick and vinyl siding, supported by central heating and electric cooling. Exterior features include a concrete driveway, a patio, and privacy fencing. Public water and public sewer service are listed, and the roof is shingle. The unit rent is already in place through April 2027 for Unit 1 and through May 2027 for Unit 2.
With modern finishes and a low-maintenance exterior, the layout is designed for long-term durability and consistent occupancy.
Key Highlights
- Built in 2024 duplex in Bentonville, fully leased
- Two units; each unit has three bedrooms and 2.5 bathrooms
- Two‑car attached garages for both units
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
$26,534
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
4.28%
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%
$530,680
$530.7K
Cap Rate 7%
$379,057
$379.1K
Cap Rate 9%
$294,822
$294.8K
Market Conditions
NOI Build-Up for 2,907 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
$40.1K $13.80/SF
− Vacancy
−$2.2K −$0.76/SF
EGI
$37.9K $13.04/SF
− OpEx
−$11.4K −$3.91/SF
NOI
$26.5K $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%
$530,680
Cap Rate 7%
$379,057
Cap Rate 9%
$294,822
Alternative Uses
Best Use
Multifamily LT 5
$379.1K
$331.7K – $442.2K
NOI $26,534 @ 7.0% cap · market cap 4.28%
Second Best
Apartment 5plus
$338.2K
$296.0K – $394.6K
NOI $23,676 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$798.9K
$699.0K – $932.0K
NOI $55,920 @ 7.0% cap · market cap 9.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,183
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 - Newly built, fully leased duplex in Bentonville with two units, each with three bedrooms and a two-car attached garage.
Where is this duplex located?
The property is located at 1606 Poigai Way Bentonville, AR.
What is the asking price?
The asking price for this property is $620,000.
What are key features of this property?
This property features: Built in 2024 duplex in Bentonville, fully leased; Two units; each unit has three bedrooms and 2.5 bathrooms; Two‑car attached garages for both units
