Duplex with Attached
For Sale
$397,500
3302 SW Landau Court, Bentonville, AR 72712
MULTI_FAMILY - Bentonville, AR
Property Size2,076 SF
Lot Size0.19 Acres
Price / SF$191.47
Days on Market30
Property Features for 3302 SW Landau Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bathroom 1, Bedroom 2, Bathroom 4, Bedroom 3, Bathroom 3, Bathroom 2, Bedroom 1
Parking features
Garage
Exterior features
ConcreteDriveway
Appliances
GasWaterHeater
Subdivision
Carriage Square Sub Bentonville
Lot features
Central Business District, Subdivision
Directions
From I-49, take Exit 85 for Walton Blvd and head west. Turn left onto SW Regional Airport Blvd, then right onto SW Bright Rd. Turn left onto SW Carriageway Ave, then right onto SW Landau Ct. The property at 3302 Landau Ct will be on your right.
Standard status
Active
APN
01-10149-000
Size
2,076 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Description
PLAT P4-889 7/29/02.
Tax Annual Amount
2672
Legal Description
PLAT P4-889 7/29/02.
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2003
Floors in Building
2
Number of units
2
Flooring type
Vinyl
Building materials
Brick, VinylSiding
Roof type
Shingle
Listing Agency:
Cook and Company
(501) 580-2439
Listed By:
Lance Cook · License #SA00087745
(501) 516-4036
Added: Jul 23
Changed: Aug 4
Last Checked: Aug 21 at 2:06AM
MLS# 1356470
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 duplex offers two spacious 2-bedroom, 2-bath units. Each unit includes an attached 1-car garage for convenient storage and day-to-day use. One side has been newly renovated, while the property overall features central heating and central air for year-round comfort.
The home sits on a 0.19-acre lot and was built in 2003. Construction materials include brick and vinyl siding, with vinyl flooring and a shingle roof. Exterior amenities include a concrete driveway, and the property has a gas water heater.
With two separate units and attached garages, the layout can suit an owner-occupant or a tenant-occupied duplex setup, while the renovated side provides updated interior appeal.
The home sits on a 0.19-acre lot and was built in 2003. Construction materials include brick and vinyl siding, with vinyl flooring and a shingle roof. Exterior amenities include a concrete driveway, and the property has a gas water heater.
With two separate units and attached garages, the layout can suit an owner-occupant or a tenant-occupied duplex setup, while the renovated side provides updated interior appeal.
Key Highlights
- 0.19‑acre lot with 2,076 SF duplex
- Two 2‑bedroom, 2‑bath units
- Attached 1‑car 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
$18,949
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
4.77%
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%
$378,980
$379.0K
Cap Rate 7%
$270,700
$270.7K
Cap Rate 9%
$210,544
$210.5K
Market Conditions
NOI Build-Up for 2,076 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
$28.6K $13.80/SF
− Vacancy
−$1.6K −$0.76/SF
EGI
$27.1K $13.04/SF
− OpEx
−$8.1K −$3.91/SF
NOI
$18.9K $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%
$378,980
Cap Rate 7%
$270,700
Cap Rate 9%
$210,544
Alternative Uses
Best Use
Multifamily LT 5
$270.7K
$236.9K – $315.8K
NOI $18,949 @ 7.0% cap · market cap 4.77%
Second Best
Apartment 5plus
$241.5K
$211.4K – $281.8K
NOI $16,908 @ 7.0% cap · market cap 4.25%
Theoretical Best
Office A
$570.5K
$499.2K – $665.6K
NOI $39,935 @ 7.0% cap · market cap 10.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
228
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
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 - Two 2-bedroom, 2-bath units each include an attached 1-car garage, with central HVAC and central air.
Where is this duplex located?
The property is located at 3302 SW Landau Court Bentonville, AR.
What is the asking price?
The asking price for this property is $397,500.
What are key features of this property?
This property features: 0.19‑acre lot with 2,076 SF duplex; Two 2‑bedroom, 2‑bath units; Attached 1‑car garages for both units
