Four-Unit Duplex
For Sale
$1,040,000
1013 NW 12th Street, Bentonville, AR 72712
Residential, Bentonville, AR
Property Size4,564 SF
Lot Size0.74 Acres
Price / SF$227.87
Days on Market149
Property Features for 1013 NW 12th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential
Bedrooms
8
Bathrooms
8
Full bathrooms
8
Rooms
Bedroom 7, Bathroom 3, Bathroom 7, Bedroom 3, Bathroom 5, Bedroom 4, Bedroom 1, Bathroom 1, Bathroom 4, Bathroom 6, Bedroom 6, Bedroom 8, Bathroom 2, Bedroom 5, Bathroom 8, Bedroom 2
Parking features
Garage
Exterior features
ConcreteDriveway
Fencing
Privacy
Appliances
GasWaterHeater
Subdivision
Coffelt Place
Lot features
Cul De Sac, City Lot, Level
Elementary school district
Bentonville
Middle school district
Bentonville
High school district
Bentonville
Directions
From intersection of Walton/Tiger Blvds - go west on NW 12th St (Tiger becomes NW 12th west of Walton Blvd). Duplexes on left just past the commercial buildings fronting Walton Blvd.
Standard status
Active
APN
01-00858-001
Size
4,564 SF
Lot size
0.74 Acres
Taxes and HOA fees
Tax Description
Tracts 1 & 3 Coffelt Place - See attachment for full legal
Tax Annual Amount
9869
Legal Description
Tracts 1 & 3 Coffelt Place - See attachment for full legal
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1993
Floors in Building
1
Number of units
4
Flooring type
Carpet, Laminate, Vinyl
Building materials
Brick, VinylSiding, WoodSiding
Roof type
Shingle
Listing Agency:
Equity Partners Realty
(479) 750-9500
Listed By:
Ryan Russell · License #EB00056667
(479) 466-6177
Added: May 1
Changed: Sep 14
Last Checked: Sep 26 at 8:06AM
MLS# 1344927
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 Bentonville duplex property comprises four total units across two duplex buildings, with 4,564 square feet on approximately 0.74 acres. Each unit is configured with two bedrooms, two bathrooms, and a one-car garage. Two vacant units have received recent improvements, including luxury vinyl plank flooring and granite countertops. The buildings date to 1993 and feature brick, vinyl siding, and wood siding, along with shingle roofs, central heating and cooling, natural gas, and electric service.
The property includes the addresses 1009/1011 and 1013/1015 NW 12th Street. Public water and public sewer serve the site, which also includes concrete driveways, privacy fencing, and garage parking. Interior finishes include carpet, vinyl, and laminate flooring.
The property includes the addresses 1009/1011 and 1013/1015 NW 12th Street. Public water and public sewer serve the site, which also includes concrete driveways, privacy fencing, and garage parking. Interior finishes include carpet, vinyl, and laminate flooring.
Key Highlights
- Four total units across two duplex buildings
- Each unit includes 2 bedrooms, 2 bathrooms, and a 1‑car garage
- Approximately 0.74 acres with 4,564 square feet of improvements
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
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%
$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 4.01%
Second Best
Apartment 5plus
$531.0K
$464.7K – $619.5K
NOI $37,172 @ 7.0% cap · market cap 3.57%
Theoretical Best
Office A
$1.25M
$1.10M – $1.46M
NOI $87,795 @ 7.0% cap · market cap 8.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 recently refreshed vacancies complement four two-bedroom units with private garages and public utilities.
Where is this duplex located?
The property is located at 1013 NW 12th Street Bentonville, AR.
What is the asking price?
The asking price for this property is $1,040,000.
What are key features of this property?
This property features: Four total units across two duplex buildings; Each unit includes 2 bedrooms, 2 bathrooms, and a 1‑car garage; Approximately 0.74 acres with 4,564 square feet of improvements
