Updated Duplex with Modern
For Sale
$585,000
Pending
9 Holly Drive, Bentonville, AR 72712
Residential, Bentonville, AR
Property Size2,568 SF
Lot Size0.19 Acres
Days on Market86
Property Features for 9 Holly Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bathroom 3, Bathroom 1, Bedroom 4, Bedroom 1, Bathroom 4, Bathroom 2, Bedroom 6, Bedroom 2, Bedroom 3
Parking features
Open, Garage
Window features
Blinds
Patio and Porch features
Patio
Interior features
CeilingFans, Pantry, WindowTreatments
Exterior features
ConcreteDriveway
Fencing
Privacy
Appliances
Dryer, Dishwasher, ElectricRange, Disposal, GasWaterHeater, MicrowaveHoodFan, Microwave, Refrigerator, Washer, PlumbedForIceMaker
Subdivision
Holly Gardens Bentonville
Lot features
City Lot, Landscaped, Level, Near Park, Subdivision
Elementary school district
Bentonville
Middle school district
Bentonville
High school district
Bentonville
Directions
From I-49: Take Exit 88B and head West on AR-72/E. Central AVE; Turn RIGHT onto McCollum DR; Turn LEFT onto Tiger BLVD; Turn RIGHT onto NW A ST; Turn RIGHT onto Holly DR; 9 Holly DR is 5th Duplex on Left.
Standard status
Pending
APN
01-06191-000
Size
2,568 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Description
Lot 37, Block 1 of Holly Gardens Subdivision, Bentonville (Benton County, AR)
Tax Annual Amount
5224
Legal Description
Lot 37, Block 1 of Holly Gardens Subdivision, Bentonville (Benton County, AR)
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1994
Floors in Building
1
Number of units
2
Flooring type
Tile, Vinyl
Building materials
Brick
Roof type
Shingle
Listing Agency:
Keller Williams Market Pro Realty · Keller Williams Realty
(479) 718-2800
Listed By:
Heather McDonnell Hastings · License #SA00086272
(479) 409-1045
Added: Jun 11
Changed: Sep 1
Last Checked: Sep 4 at 3:06AM
MLS# 1351147
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 contains two three-bedroom, two-bath units within a 2,568-square-foot property built in 1994. Both sides have been refreshed with luxury vinyl plank flooring, updated countertops, new cabinetry, and new lighting. Stainless steel kitchen appliances and washers and dryers are included in each unit. Additional features include central heating and air conditioning, ceiling fans, pantries, patios, privacy fencing, open parking, and garages. The property sits on 0.19 acres and has brick construction, a shingle roof, public water, and public sewer. The roof was replaced in 2023, and the A side received a new hot water heater in 2025.
The address is approximately a 5-minute drive from Downtown Bentonville and 6 minutes from Crystal Bridges and the Scott Family Amazeum. Ozone and Tristan mountain bike trails offer direct access, while Park Springs Trail Head is 1 minute away. I-49 and the new Walmart Home Campus are also nearby. The property is positioned for long-term or short-term rental use, as supported by the listing information.
The address is approximately a 5-minute drive from Downtown Bentonville and 6 minutes from Crystal Bridges and the Scott Family Amazeum. Ozone and Tristan mountain bike trails offer direct access, while Park Springs Trail Head is 1 minute away. I-49 and the new Walmart Home Campus are also nearby. The property is positioned for long-term or short-term rental use, as supported by the listing information.
Key Highlights
- Duplex with 2,568 square feet and two 3‑bedroom, 2‑bath units
- Modernized interiors include luxury vinyl plank flooring, updated countertops, cabinetry, and lighting
- Stainless steel kitchen appliances plus washers and dryers included in 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
$23,440
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
4.01%
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%
$468,800
$468.8K
Cap Rate 7%
$334,857
$334.9K
Cap Rate 9%
$260,444
$260.4K
Market Conditions
NOI Build-Up for 2,568 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
$35.4K $13.80/SF
− Vacancy
−$2.0K −$0.76/SF
EGI
$33.5K $13.04/SF
− OpEx
−$10.0K −$3.91/SF
NOI
$23.4K $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%
$468,800
Cap Rate 7%
$334,857
Cap Rate 9%
$260,444
Alternative Uses
Best Use
Multifamily LT 5
$334.9K
$293.0K – $390.7K
NOI $23,440 @ 7.0% cap · market cap 4.01%
Second Best
Apartment 5plus
$298.8K
$261.4K – $348.6K
NOI $20,915 @ 7.0% cap · market cap 3.58%
Theoretical Best
Office A
$705.7K
$617.5K – $823.3K
NOI $49,399 @ 7.0% cap · market cap 8.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
119
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 three-bedroom units feature refreshed finishes, stainless steel appliances, in-unit laundry, and private outdoor space.
Where is this duplex located?
The property is located at 9 Holly Drive Bentonville, AR.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: Duplex with 2,568 square feet and two 3‑bedroom, 2‑bath units; Modernized interiors include luxury vinyl plank flooring, updated countertops, cabinetry, and lighting; Stainless steel kitchen appliances plus washers and dryers included in both units
