Duplex with One-Car
For Sale
$525,000
1009/1011 NW 12th Street, Bentonville, AR 72712
MULTI_FAMILY - Bentonville, AR
Property Size2,245 SF
Lot Size0.45 Acres
Price / SF$233.85
Days on Market226
Property Features for 1009/1011 NW 12th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 4, Bedroom 1, Bathroom 1, Bathroom 3, Bathroom 2, Bedroom 2, Bedroom 4
Parking features
Open, Garage
Exterior features
ConcreteDriveway
Appliances
GasWaterHeater
Subdivision
Coffelt Place
Lot features
Central Business District, Cul De Sac
Directions
From intersection of Tiger Blvd and Walton Blvd. Go west on Tiger Blvd 1 block. Turn left on NW 12th St. 2nd duplex on right.
Standard status
Active
APN
01-00858-002
Size
2,245 SF
Lot size
0.45 Acres
Taxes and HOA fees
Tax Description
Tract 3 Coffelt Place
Tax Annual Amount
4982
Legal Description
Tract 3 Coffelt Place
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1993
Floors in Building
1
Number of units
2
Flooring type
Carpet, Vinyl
Building materials
Brick
Roof type
Shingle
Listing Agency:
Equity Partners Realty
(479) 750-9500
Listed By:
Ryan Russell · License #EB00056667
(479) 466-6177
Added: Jan 6
Changed: Aug 7
Last Checked: Aug 20 at 9:06AM
MLS# 1332114
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 1993 brick duplex contains 2,245 square feet on a 0.45-acre lot near downtown Bentonville. Each unit includes two bedrooms, two bathrooms, and a one-car garage. The property also features central heating and cooling, carpet and vinyl flooring, a shingle roof, gas water heaters, and a concrete driveway. Both units are currently vacant.
The property is located at 1009/1011 NW 12th Street in Bentonville, with open and garage parking. A second duplex next to this listing is also available, providing an additional property option for buyers evaluating the adjoining site.
The property is located at 1009/1011 NW 12th Street in Bentonville, with open and garage parking. A second duplex next to this listing is also available, providing an additional property option for buyers evaluating the adjoining site.
Key Highlights
- 2,245‑square‑foot duplex on a 0.45‑acre lot
- Each unit has 2 bedrooms, 2 bathrooms, and a 1‑car garage
- Both units are currently vacant
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
$20,492
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
3.90%
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%
$409,840
$409.8K
Cap Rate 7%
$292,743
$292.7K
Cap Rate 9%
$227,689
$227.7K
Market Conditions
NOI Build-Up for 2,245 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
$31.0K $13.80/SF
− Vacancy
−$1.7K −$0.76/SF
EGI
$29.3K $13.04/SF
− OpEx
−$8.8K −$3.91/SF
NOI
$20.5K $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%
$409,840
Cap Rate 7%
$292,743
Cap Rate 9%
$227,689
Alternative Uses
Best Use
Multifamily LT 5
$292.7K
$256.2K – $341.5K
NOI $20,492 @ 7.0% cap · market cap 3.90%
Second Best
Apartment 5plus
$261.2K
$228.6K – $304.7K
NOI $18,284 @ 7.0% cap · market cap 3.48%
Theoretical Best
Office A
$616.9K
$539.8K – $719.8K
NOI $43,186 @ 7.0% cap · market cap 8.23%
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
387
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 vacant residential units near downtown Bentonville, each offering two bedrooms, two bathrooms, and a garage.
Where is this duplex located?
The property is located at 1009/1011 NW 12th Street Bentonville, AR.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 2,245‑square‑foot duplex on a 0.45‑acre lot; Each unit has 2 bedrooms, 2 bathrooms, and a 1‑car garage; Both units are currently vacant
