Bentonville Duplex with Income
For Sale
$479,000
3403 SW Deerfield Blvd, Bentonville, AR 72713
Two-unit duplex in Bentonville, AR with immediate income potential.
Property Size2,954 SF
Price / SF$162.15
Days on Market144
Property Features for 3403 SW Deerfield Blvd
General Information
Standard status
Active
Size
2,954 SF
Class
C
Property subtype
MultiFamily Apartments
Building Details
Building Size
2,954 SF
Year Built
2006
Listing Agency:
Keller Williams Market Pro
Listed By:
Tim Salmonsen
(479) 657-6797
Source:
Thebrokerlist
Added: May 14
Changed: Sep 4
Last Checked: Oct 4 at 6:11AM
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 Keller Williams Market Pro
Investment Insights
Based on property information with market context.
This duplex presents an investor opportunity with immediate income potential. The property features two spacious units, each with 3 bedrooms, 2.5 bathrooms, and a 2-story layout. Unit 1 is currently leased through October at $1,500 per month, providing stable rental income. Unit 2 is vacant and ready for finishing touches and value-add improvements; portions of Unit 2 have already been updated. The property is situated on a corner lot with easy access to Greenhouse Rd and SW Regional Airport Blvd, and is located near Osage Creek Elementary School, Creekside Middle School, and Osage Creek Trail. Tenants are responsible for their own utilities, helping minimize owner expenses. The property offers strong upside potential for expanding a rental portfolio, completing a light rehab project, or securing a multi-family investment in a growing area. The property size is 2954 square feet.
Key Highlights
- Immediate income potential: Unit 1 leased at $1,500/month through October.
- Spacious duplex featuring two units, each with 3 beds and 2.5 baths.
- Unit 2 is vacant and ready for renovations or owner occupancy.
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
$26,963
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
5.63%
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%
$539,260
$539.3K
Cap Rate 7%
$385,186
$385.2K
Cap Rate 9%
$299,589
$299.6K
Market Conditions
NOI Build-Up for 2,954 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
$40.8K $13.80/SF
− Vacancy
−$2.2K −$0.76/SF
EGI
$38.5K $13.04/SF
− OpEx
−$11.6K −$3.91/SF
NOI
$27.0K $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%
$539,260
Cap Rate 7%
$385,186
Cap Rate 9%
$299,589
Alternative Uses
Best Use
Multifamily LT 5
$385.2K
$337.0K – $449.4K
NOI $26,963 @ 7.0% cap · market cap 5.63%
Second Best
Apartment 5plus
$343.7K
$300.7K – $401.0K
NOI $24,059 @ 7.0% cap · market cap 5.02%
Theoretical Best
Office A
$811.8K
$710.3K – $947.1K
NOI $56,825 @ 7.0% cap · market cap 11.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
96
Businesses Nearby
Explore this area
Business Placement
Demographics for 72713, AR
25,076
Population
10,752
Households
2.3
Avg Household Size
31
Median Age
58%
College-Educated
97%
High-School Grad
48.5 sq mi
ZIP Area
517
Density / Sq Mi
$117,752
Median Household Income
$72,491
Median Earnings
$1,302
Median Rent
$355,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit duplex in Bentonville, AR with immediate income potential.
Where is this duplex located?
The property is located at 3403 SW Deerfield Blvd Bentonville, AR.
What is the asking price?
The asking price for this property is $479,000.
What are key features of this property?
This property features: Immediate income potential: Unit 1 leased at $1,500/month through October.; Spacious duplex featuring two units, each with 3 beds and 2.5 baths.; Unit 2 is vacant and ready for renovations or owner occupancy.
