Duplex on Corner
For Sale
$499,000
3403 SW Deerfield Boulevard, Bentonville, AR 72713
Residential, Bentonville, AR
Property Size2,954 SF
Lot Size0.21 Acres
Price / SF$168.92
Days on Market104
Property Features for 3403 SW Deerfield Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bathroom 3, Bedroom 3, Bathroom 5, Bedroom 1, Bedroom 5, Bedroom 6, Bathroom 1, Bedroom 4, Bathroom 4, Bathroom 6, Bathroom 2, Bedroom 2
Parking features
Garage, Open, On Street
Window features
Blinds
Patio and Porch features
Porch, Patio
Interior features
CeilingFans, EatInKitchen, WindowTreatments
Exterior features
ConcreteDriveway
Appliances
CounterTop, Dishwasher, ElectricOven, ElectricRange, ElectricWaterHeater, Microwave, Refrigerator
Subdivision
Riverwalk Farm Estate Ph I Bentonville
Lot features
Corner Lot, City Lot, Level, Near Park, Subdivision
Elementary school district
Bentonville
Middle school district
Bentonville
High school district
Bentonville
Directions
Heading towards SW Regional Blvd on Greenhouse Rd, turn left onto SW Deerfield Blvd. The property will be on the right at the corner SW Deerfield Blvd and SW Windrift Ave.
Standard status
Active
APN
01-13195-000
Size
2,954 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Description
PLAT 2005-1471 12/14/2005
Tax Annual Amount
3920
Legal Description
PLAT 2005-1471 12/14/2005
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
2006
Floors in Building
2
Number of units
2
Flooring type
Laminate, Simulatedwood, Carpet, Tile
Building materials
Brick, VinylSiding
Roof type
Shingle
Listing Agency:
Keller Williams Market Pro Realty Bentonville West · Keller Williams Realty
(479) 231-1355
Listed By:
Salmonsen Group Realtors
(479) 330-1250
Added: May 12
Changed: Aug 19
Last Checked: Aug 23 at 11:06AM
MLS# 1347003
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 on a corner lot includes two two-story units. Each unit features three bedrooms and 2.5 bathrooms, with interior amenities such as ceiling fans, an eat-in kitchen, and window treatments. The property was built in 2006 and constructed with brick and vinyl siding, with a shingle roof. Heating and cooling are central electric, and utilities include public water and public sewer. Exterior features include a concrete driveway, plus patio and porch areas. Parking is available as open and on-street parking, along with a garage.
One unit is currently leased through October, while the second unit is vacant and ready for finished touches. Portions of Unit 2 have already been updated, supporting a renovation completion plan to help maximize future rental performance or to owner-occupy one side while generating income on the other. Tenants are responsible for their own utilities.
Located at 3403 SW Deerfield Boulevard in Bentonville, the property offers easy access to Greenhouse Rd and SW Regional Airport Blvd, with nearby schools including Osage Creek Elementary School and Creekside Middle School, plus Osage Creek Trail.
One unit is currently leased through October, while the second unit is vacant and ready for finished touches. Portions of Unit 2 have already been updated, supporting a renovation completion plan to help maximize future rental performance or to owner-occupy one side while generating income on the other. Tenants are responsible for their own utilities.
Located at 3403 SW Deerfield Boulevard in Bentonville, the property offers easy access to Greenhouse Rd and SW Regional Airport Blvd, with nearby schools including Osage Creek Elementary School and Creekside Middle School, plus Osage Creek Trail.
Key Highlights
- 0.21‑acre corner lot duplex with two two‑story units built in 2006
- Each unit offers 3 bedrooms and 2.5 bathrooms
- Unit 1 leased through October; Unit 2 vacant with portions already updated
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
$26,963
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
5.40%
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%
$539,260
$539.3K
Cap Rate 7%
$385,186
$385.2K
Cap Rate 9%
$299,589
$299.6K
Market Conditions
NOI Build-Up for 2,954 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
$40.8K $13.80/SF
− Vacancy
−$2.2K −$0.76/SF
EGI
$38.5K $13.04/SF
− OpEx
−$11.6K −$3.91/SF
NOI
$27.0K $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%
$539,260
Cap Rate 7%
$385,186
Cap Rate 9%
$299,589
Alternative Uses
Best Use
Multifamily LT 5
$385.2K
$337.0K – $449.4K
NOI $26,963 @ 7.0% cap · market cap 5.40%
Second Best
Apartment 5plus
$343.7K
$300.7K – $401.0K
NOI $24,059 @ 7.0% cap · market cap 4.82%
Theoretical Best
Office A
$811.8K
$710.3K – $947.1K
NOI $56,825 @ 7.0% cap · market cap 11.39%
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
96
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two-story duplex with two 3-bedroom, 2.5-bath units on a corner lot, with one unit leased through October.
Where is this duplex located?
The property is located at 3403 SW Deerfield Boulevard Bentonville, AR.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 0.21‑acre corner lot duplex with two two‑story units built in 2006; Each unit offers 3 bedrooms and 2.5 bathrooms; Unit 1 leased through October; Unit 2 vacant with portions already updated
