12-Unit Quadplex
For Sale
$3,800,000
1304 1306 1308 SE C Street, Bentonville, AR 72712
CommercialSale, Bentonville, AR
Property Size13,544 SF
Lot Size0.96 Acres
Price / SF$280.57
Days on Market23
Property Features for 1304 1306 1308 SE C Street
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
From I-49N, exit 86 and head West onto 14th St. Turn right onto SE C Street. Property will be on the left.
Standard status
Active
APN
01-01197-000
Size
13,544 SF
Lot size
0.96 Acres
Taxes and HOA fees
Tax Description
Sec-Twp-Rng: 31-20-30 Lot/Block:40&41&44/1 Subdivision: BANKS ADD-BENTONVILLE
Tax Annual Amount
14696
Legal Description
Sec-Twp-Rng: 31-20-30 Lot/Block:40&41&44/1 Subdivision: BANKS ADD-BENTONVILLE
Building Details
Year built
1980
Floors in Building
1
Number of units
4
Flooring type
Vinyl
Listing Agency:
eXp Realty NWA Branch
(866) 720-5056
Listed By:
Steven Young · License #EB00091843
(479) 995-2649
Added: Jul 31
Changed: Aug 21
Last Checked: Aug 22 at 4:06AM
MLS# 1357220
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 12-unit quadplex portfolio comprises three fourplex buildings totaling 13,544 square feet on 0.96 acres. Built in 1980, the properties feature all-brick construction, vinyl flooring, and updated interiors with granite countertops. The asset is zoned T-4.2, supporting its current multifamily configuration and documented redevelopment analysis.
The properties are located in Bentonville near the Bentonville Square, The Momentary, 8th Street Market, and the Walmart Home Office. A new city sidewalk is planned along the property. A feasibility study by BUF Studio indicates potential for an approximately four-story project with 80+ residential units, subject to applicable approvals and development requirements.
The properties are located in Bentonville near the Bentonville Square, The Momentary, 8th Street Market, and the Walmart Home Office. A new city sidewalk is planned along the property. A feasibility study by BUF Studio indicates potential for an approximately four-story project with 80+ residential units, subject to applicable approvals and development requirements.
Key Highlights
- 12 units across three fourplex buildings
- 13,544 square feet on 0.96 acres
- T‑4.2 zoning
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
$123,626
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
3.25%
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%
$2,472,520
$2.5M
Cap Rate 7%
$1,766,086
$1.8M
Cap Rate 9%
$1,373,622
$1.4M
Market Conditions
NOI Build-Up for 13,544 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
$186.9K $13.80/SF
− Vacancy
−$10.3K −$0.76/SF
EGI
$176.6K $13.04/SF
− OpEx
−$53.0K −$3.91/SF
NOI
$123.6K $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%
$2,472,520
Cap Rate 7%
$1,766,086
Cap Rate 9%
$1,373,622
Alternative Uses
Best Use
Multifamily LT 5
$1.77M
$1.55M – $2.06M
NOI $123,626 @ 7.0% cap · market cap 3.25%
Second Best
Apartment 5plus
$1.58M
$1.38M – $1.84M
NOI $110,310 @ 7.0% cap · market cap 2.90%
Theoretical Best
Office A
$3.72M
$3.26M – $4.34M
NOI $260,539 @ 7.0% cap · market cap 6.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Residential units
Location Intelligence
Trade Area within ½ mile
1,067
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?
Quadplex - Three fourplex buildings offer updated interiors, brick construction, and T-4.2 zoning in Bentonville.
Where is this quadplex located?
The property is located at 1304 1306 1308 SE C Street Bentonville, AR.
What is the asking price?
The asking price for this property is $3,800,000.
What are key features of this property?
This property features: 12 units across three fourplex buildings; 13,544 square feet on 0.96 acres; T‑4.2 zoning
