2024 Duplex with Attached
For Sale
$620,000
1606 Poigai Way, Bentonville, AR 72713
Residential, Bentonville, AR
Property Size2,907 SF
Lot Size0.19 Acres
Price / SF$213.28
Days on Market164
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, Bedroom 4, Bedroom 2, Bathroom 3, Bedroom 6, Bedroom 5, Bathroom 1, Bathroom 6, Bedroom 1, Bathroom 4, Bathroom 2, Bathroom 5
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: Sep 12
Last Checked: Sep 26 at 9:06AM
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.
Built in 2024, this duplex contains 2,907 square feet across two residences. Each unit offers 3 bedrooms, 2.5 bathrooms, an open-concept living area, an eat-in kitchen, quartz countertops, pantry storage, window treatments, and a 2-car attached garage. Private patios, privacy fencing, central heating, electric cooling, and durable brick and vinyl siding contribute to the property's practical design. Appliances include electric ranges, refrigerators, microwaves, washers, and Energy Star-qualified equipment.
The property occupies 0.19 acres at 1606 Poigai Way in Bentonville, Arkansas, near major employers, shopping, and dining. Public water and public sewer serve the site, while a concrete driveway provides additional access and open parking. Both residences are fully leased, with current lease terms extending into 2027.
The property occupies 0.19 acres at 1606 Poigai Way in Bentonville, Arkansas, near major employers, shopping, and dining. Public water and public sewer serve the site, while a concrete driveway provides additional access and open parking. Both residences are fully leased, with current lease terms extending into 2027.
Key Highlights
- Two‑unit duplex totaling 2,907 square feet on a 0.19‑acre lot
- Built in 2024 with brick and vinyl siding
- Each unit includes 3 bedrooms, 2.5 bathrooms, and a 2‑car attached garage
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
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Fully leased two-unit property with modern finishes, private patios, and public water and sewer service.
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: Two‑unit duplex totaling 2,907 square feet on a 0.19‑acre lot; Built in 2024 with brick and vinyl siding; Each unit includes 3 bedrooms, 2.5 bathrooms, and a 2‑car attached garage
