Duplex with Attached
For Sale
$415,000
3502 SW Landau Court, Bentonville, AR 72712
MULTI_FAMILY - Bentonville, AR
Property Size2,076 SF
Lot Size0.16 Acres
Price / SF$199.90
Days on Market38
Property Features for 3502 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
Security features
Security
Exterior features
ConcreteDriveway
Appliances
GasWaterHeater
Subdivision
Carriage Square Sub Bentonville
Lot features
Central Business District, Cul De Sac, Level, Subdivision
Directions
Head west on W 14th St, turn right onto SW Elm Tree Rd, left onto SW Victoria Pl, then right onto SW Landau Ct. Property will be on the right.
Standard status
Active
APN
01-10141-000
Size
2,076 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
PLAT P4-889 7/29/02.
Tax Annual Amount
2678
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
Tile, Carpet
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 15
Changed: Aug 4
Last Checked: Aug 21 at 3:06AM
MLS# 1355394
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 features two spacious units, each with two bedrooms and two bathrooms plus an attached one-car garage. The property includes a concrete driveway and brick exterior construction with vinyl siding. Interior finishes include tile and carpet, and the home is served by central heating and central air.
One side is currently rented, while the other side was recently updated and move-in ready. Both units include private garage parking and added storage.
Built in 2003 and covered by a shingle roof, the duplex offers a low-maintenance residential income setup. The property is located just minutes from Downtown Bentonville, the Walmart Home Office, shopping, dining, and the area’s trail system.
One side is currently rented, while the other side was recently updated and move-in ready. Both units include private garage parking and added storage.
Built in 2003 and covered by a shingle roof, the duplex offers a low-maintenance residential income setup. The property is located just minutes from Downtown Bentonville, the Walmart Home Office, shopping, dining, and the area’s trail system.
Key Highlights
- 0.16‑acre duplex lot with 2,076 SF total building area
- Two units, each with 2 bedrooms and 2 bathrooms
- Attached 1‑car garage for each unit, with private parking and storage
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
4.57%
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 4.57%
Second Best
Apartment 5plus
$241.5K
$211.4K – $281.8K
NOI $16,908 @ 7.0% cap · market cap 4.07%
Theoretical Best
Office A
$570.5K
$499.2K – $665.6K
NOI $39,935 @ 7.0% cap · market cap 9.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
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 - Two-unit duplex with attached garages, central HVAC, and one unit rented while the other was recently updated.
Where is this duplex located?
The property is located at 3502 SW Landau Court Bentonville, AR.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: 0.16‑acre duplex lot with 2,076 SF total building area; Two units, each with 2 bedrooms and 2 bathrooms; Attached 1‑car garage for each unit, with private parking and storage
