Four-Unit Duplex
For Sale
$1,050,000
1013 NW 12th St, Bentonville, AR 72712
Two duplex buildings include updated finishes in two vacant units.
Property Size4,564 SF
Lot Size0.75 Acres
Price / SF$230.06
Days on Market23
Property Features for 1013 NW 12th St
General Information
Standard status
Active
Size
4,564 SF
Lot size
0.75 Acres
Property subtype
Multi-Family
Additional Details
Road Access
Yes
Topography
flat
Amenities
garage
Building Details
Year Built
1993
Buildings
2
Listing Agency:
Equity Partners Realty
(479) 750-9500
Listed By:
Ryan Russell · License #EB00056667
Source:
Thesummithometeam
Added: Aug 10
Changed: Aug 30
Last Checked: Aug 30 at 8:43PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Equity Partners Realty
Investment Insights
Based on property information with market context.
This Bentonville property consists of two duplex buildings with four total units and 4,564 square feet. Each residence offers a two-bedroom, two-bath layout with a one-car garage. The buildings date to 1993 and include clean, older interiors, while two vacant units have recently received updates such as LVP flooring and granite countertops.
The property occupies approximately 3/4 of an acre on NW 12th St. The two duplex addresses are 1009/1011 and 1013/1015 NW 12th St, providing a four-unit configuration within a single offering.
The property occupies approximately 3/4 of an acre on NW 12th St. The two duplex addresses are 1009/1011 and 1013/1015 NW 12th St, providing a four-unit configuration within a single offering.
Key Highlights
- Two duplex buildings totaling 4 units
- 4,564 square feet on approximately 3/4 acre
- Every unit has 2 bedrooms, 2 bathrooms, and a 1‑car garage
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
$41,659
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
3.97%
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%
$833,180
$833.2K
Cap Rate 7%
$595,129
$595.1K
Cap Rate 9%
$462,878
$462.9K
Market Conditions
NOI Build-Up for 4,564 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
$63.0K $13.80/SF
− Vacancy
−$3.5K −$0.76/SF
EGI
$59.5K $13.04/SF
− OpEx
−$17.9K −$3.91/SF
NOI
$41.7K $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%
$833,180
Cap Rate 7%
$595,129
Cap Rate 9%
$462,878
Alternative Uses
Best Use
Multifamily LT 5
$595.1K
$520.7K – $694.3K
NOI $41,659 @ 7.0% cap · market cap 3.97%
Second Best
Apartment 5plus
$531.0K
$464.7K – $619.5K
NOI $37,172 @ 7.0% cap · market cap 3.54%
Theoretical Best
Office A
$1.25M
$1.10M – $1.46M
NOI $87,795 @ 7.0% cap · market cap 8.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
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 duplex buildings include updated finishes in two vacant units.
Where is this duplex located?
The property is located at 1013 NW 12th St Bentonville, AR.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Two duplex buildings totaling 4 units; 4,564 square feet on approximately 3/4 acre; Every unit has 2 bedrooms, 2 bathrooms, and a 1‑car garage
