Duplex With Brand New
For Sale
$349,999
3400 SW Landau Court, Bentonville, AR 72712
MULTI_FAMILY - Bentonville, AR
Property Size2,005 SF
Lot Size0.16 Acres
Price / SF$174.56
Days on Market101
Property Features for 3400 SW Landau Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 4, Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 1
Exterior features
ConcreteDriveway
Appliances
GasWaterHeater
Subdivision
Carriage Square Sub Bentonville
Lot features
Central Business District, Cleared, City Lot, Level, Subdivision
Elementary school district
Bentonville
Middle school district
Bentonville
High school district
Bentonville
Directions
From I-49, West on Walton Blvd, left on 14th st, right on elm tree, left on SW Victoria, right on SW Landau
Standard status
Active
APN
01-10146-000
Size
2,005 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
PLAT P4-889 7/29/02.
Tax Annual Amount
2458
Legal Description
PLAT P4-889 7/29/02.
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2003
Floors in Building
1
Number of units
2
Flooring type
Tile, Vinyl
Building materials
Brick, VinylSiding
Roof type
Fiberglass, Shingle
Listing Agency:
Collier & Associates
(479) 274-0662
Listed By:
Brandon Still · License #SA00081991
(479) 236-2900
Added: May 6
Changed: Aug 1
Last Checked: Aug 14 at 5:06PM
MLS# 1345383
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.
Duplex in the Carriage Square community offering a practical two-unit setup with mixed occupancy. One side has been recently remodeled with updated finishes, while the other unit is currently leased, providing stable income from day one. The property is designed for low-maintenance living and includes no garage. Improvements include a brand new roof.
The home sits on a 0.16-acre lot and has 2,005 square feet, built in 2003. Construction materials include brick and vinyl siding, with tile and vinyl flooring. Comfort is provided by central heating and central air, and the home has a gas water heater. Exterior features include a concrete driveway.
Conveniently located in Northwest Arkansas, the property is about 3 miles from Downtown Bentonville and about 4 miles from the new Walmart Home Office Campus, supporting everyday access to dining, shopping, and local attractions.
The home sits on a 0.16-acre lot and has 2,005 square feet, built in 2003. Construction materials include brick and vinyl siding, with tile and vinyl flooring. Comfort is provided by central heating and central air, and the home has a gas water heater. Exterior features include a concrete driveway.
Conveniently located in Northwest Arkansas, the property is about 3 miles from Downtown Bentonville and about 4 miles from the new Walmart Home Office Campus, supporting everyday access to dining, shopping, and local attractions.
Key Highlights
- Brand new roof on the duplex
- Recently remodeled unit on one side
- Other unit currently leased for immediate occupancy
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
$18,301
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
5.23%
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%
$366,020
$366.0K
Cap Rate 7%
$261,443
$261.4K
Cap Rate 9%
$203,344
$203.3K
Market Conditions
NOI Build-Up for 2,005 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
$27.7K $13.80/SF
− Vacancy
−$1.5K −$0.76/SF
EGI
$26.1K $13.04/SF
− OpEx
−$7.8K −$3.91/SF
NOI
$18.3K $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%
$366,020
Cap Rate 7%
$261,443
Cap Rate 9%
$203,344
Alternative Uses
Best Use
Multifamily LT 5
$261.4K
$228.8K – $305.0K
NOI $18,301 @ 7.0% cap · market cap 5.23%
Second Best
Apartment 5plus
$233.3K
$204.1K – $272.2K
NOI $16,330 @ 7.0% cap · market cap 4.67%
Theoretical Best
Office A
$551.0K
$482.1K – $642.8K
NOI $38,569 @ 7.0% cap · market cap 11.02%
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
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex in the Carriage Square community featuring a brand new roof, central HVAC, and one remodeled and one leased unit.
Where is this duplex located?
The property is located at 3400 SW Landau Court Bentonville, AR.
What is the asking price?
The asking price for this property is $349,999.
What are key features of this property?
This property features: Brand new roof on the duplex; Recently remodeled unit on one side; Other unit currently leased for immediate occupancy
