Duplex Under Construction with Attached
For Sale
$595,000
Pending
1018 Benchmark LN, Fayetteville, AR 72704
Multifamily, Fayetteville, AR
Property Size3,418 SF
Lot Size0.12 Acres
Days on Market739
Property Features for 1018 Benchmark LN
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Parking features
Garage - Attached
Appliances
Garbage Disposal, Microwave, Refrigerator
Subdivision
Towne West Sub Ph Iiiiv
Lot features
Cleared, Curbing, In Subdivision, Sidewalk
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
I49 and US HWY 62/MLK Blvd travel west 1.4 mi, turn right (north) on S Rupple Rd for 0.2 mi. At the traffic Circle take the 3rd exit (go around circle and go south) and take right onto W Santa Fe St for 0.1 mi and come to S Benchmark Ln.
Standard status
Pending
APN
765-32990-00
Size
3,418 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Description
S-T-R13-16-31
Tax Annual Amount
342
Legal Description
S-T-R13-16-31
Utilities
Heating system
Electric (Heating), Central
Cooling system
Electric
Amenities
open floor plan
granite counter tops
contemporary lighting fixtures
luxury vinyl plank
ensuite bathrooms
Jack and Jill bathrooms
upstairs washer and dryer
front covered entry
garage access
Fayetteville Trail System
covered balcony
Building Details
Year built
2024
Floors in Building
2
Number of units
2
Flooring type
Other-specify in remarks
Roof type
Shingle
Listing Agency:
Keller Williams Platinum Realty · Keller Williams Realty
(479) 434-3000
Listed By:
Cheryl Garner · License #SA00083287
(479) 434-3000
Added: Aug 14, 2024
Changed: Aug 19
Last Checked: Aug 22 at 3:06PM
MLS# 1074513
Copyright © 2026 Western River Valley Board of REALTORS®. 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.
New duplex currently under construction, built in 2024, offering 2 units across 3,418 square feet on a 0.12-acre lot. The layout includes a spacious open floor plan and planned finishes such as granite countertops in the kitchen and bathrooms, fresh neutral colors, and contemporary lighting. Flooring is specified as luxury vinyl plank.
Each unit is designed with en suite and Jack and Jill bathroom configurations. A convenient upstairs washer and dryer location is planned, along with a front covered entry and a covered balcony. The property includes secure, private access to the attached garage.
Heating is electric with central systems, and cooling is electric. Appliances listed include a garbage disposal, microwave, and refrigerator. The property also provides access to the Fayetteville Trail System.
Each unit is designed with en suite and Jack and Jill bathroom configurations. A convenient upstairs washer and dryer location is planned, along with a front covered entry and a covered balcony. The property includes secure, private access to the attached garage.
Heating is electric with central systems, and cooling is electric. Appliances listed include a garbage disposal, microwave, and refrigerator. The property also provides access to the Fayetteville Trail System.
Key Highlights
- 2‑unit duplex under construction built in 2024
- 3,418 sq ft total living area on a 0.12‑acre lot
- Attached garage with secure, private access
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
$30,759
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
5.17%
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%
$615,180
$615.2K
Cap Rate 7%
$439,414
$439.4K
Cap Rate 9%
$341,767
$341.8K
Market Conditions
NOI Build-Up for 3,418 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
$47.2K $13.80/SF
− Vacancy
−$3.2K −$0.94/SF
EGI
$43.9K $12.86/SF
− OpEx
−$13.2K −$3.86/SF
NOI
$30.8K $9.00/SF
Area
Washington County, AR
Vacancy
6.84%
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%
$615,180
Cap Rate 7%
$439,414
Cap Rate 9%
$341,767
Alternative Uses
Best Use
Multifamily LT 5
$439.4K
$384.5K – $512.7K
NOI $30,759 @ 7.0% cap · market cap 5.17%
Second Best
Apartment 5plus
$388.8K
$340.2K – $453.6K
NOI $27,215 @ 7.0% cap · market cap 4.57%
Theoretical Best
Office A
$917.4K
$802.8K – $1.07M
NOI $64,221 @ 7.0% cap · market cap 10.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
94
Businesses Nearby
Explore this area
Business Placement
Demographics for 72704, AR
31,145
Population
14,098
Households
2.2
Avg Household Size
31
Median Age
55%
College-Educated
96%
High-School Grad
77.0 sq mi
ZIP Area
404
Density / Sq Mi
$88,991
Median Household Income
$51,341
Median Earnings
$1,163
Median Rent
$301,600
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 - Newly built duplex under construction with attached garage, central electric heating/cooling, and planned washer and dryer location.
Where is this duplex located?
The property is located at 1018 Benchmark LN Fayetteville, AR.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: 2‑unit duplex under construction built in 2024; 3,418 sq ft total living area on a 0.12‑acre lot; Attached garage with secure, private access
