Duplex Multifamily
For Sale
Contact for pricing
1105 SW Cliffstone St, Bentonville, AR 72712
Multi-unit residential properties with three-bedroom, two-full-bath layouts and 2020 roof replacements.
Property Size7,675 SF
Price / SF$199.35
Days on Market196
Property Features for 1105 SW Cliffstone St
General Information
Standard status
Active
Size
7,675 SF
Property subtype
Multifamily
Occupancy
100%
Building Details
Year Built
2006
Buildings
3
Stories
1
Units
6
Listing Agency:
Moses Tucker Partners
(479) 271-6118
Listed By:
Josh Singleterry · License #SA00070928
Source:
Crexi
Added: Feb 17
Changed: Aug 30
Last Checked: Aug 30 at 7:42AM
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 Moses Tucker Partners
Investment Insights
Based on property information with market context.
This multifamily portfolio contains 7,675 square feet across duplex properties built in 2006. The residences feature three-bedroom, two-full-bath floorplans, providing a consistent configuration across the units. Roofs were replaced in 2020 with architectural shingles, ridge vents, and upgraded ventilation systems.
The properties are situated within the Bentonville Public School district and lie between Centerton and Bentonville, Arkansas. The address is 1105 SW Cliffstone St, Bentonville, AR 72712.
The properties are situated within the Bentonville Public School district and lie between Centerton and Bentonville, Arkansas. The address is 1105 SW Cliffstone St, Bentonville, AR 72712.
Key Highlights
- 7,675‑square‑foot multifamily portfolio
- Duplex properties with three‑bedroom, two‑full‑bath floorplans
- Roofs replaced in 2020
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
$62,509
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
4.09%
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%
$1,250,180
$1.3M
Cap Rate 7%
$892,986
$893.0K
Cap Rate 9%
$694,544
$694.5K
Market Conditions
NOI Build-Up for 7,675 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
$120.7K $15.72/SF
− Vacancy
−$7.0K −$0.91/SF
EGI
$113.7K $14.81/SF
− OpEx
−$51.1K −$6.66/SF
NOI
$62.5K $8.14/SF
Area
Benton County, AR
Vacancy
5.80%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
45.00%
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%
$1,250,180
Cap Rate 7%
$892,986
Cap Rate 9%
$694,544
Alternative Uses
Best Use
Apartment 5plus
$893.0K
$781.4K – $1.04M
NOI $62,509 @ 7.0% cap · market cap 4.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.11M
$1.85M – $2.46M
NOI $147,640 @ 7.0% cap · market cap 9.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
193
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?
Multifamily property - Multi-unit residential properties with three-bedroom, two-full-bath layouts and 2020 roof replacements.
Where is this multifamily property located?
The property is located at 1105 SW Cliffstone St Bentonville, AR.
What is the asking price?
The asking price for this property is $1,530,000.
What are key features of this property?
This property features: 7,675‑square‑foot multifamily portfolio; Duplex properties with three‑bedroom, two‑full‑bath floorplans; Roofs replaced in 2020
