12-Unit Quadplex Redevelopment
For Sale
$4,100,000
1304 1306 1308 Se C St, Bentonville, AR 72712
Three brick residential buildings combine updated interiors with T-4.2 zoning and a planned city sidewalk.
Property Size13,544 SF
Price / SF$302.72
Days on Market18
Property Features for 1304 1306 1308 Se C St
General Information
Standard status
Active
Size
13,544 SF
Zoning
T-4.2
Additional Details
Land Use
residential, mixed-use
Building Details
Year Built
1980
Buildings
3
Construction
all-brick
Listing Agency:
eXp Realty NWA Branch
(479) 995-2649
Listed By:
Steven Young · License #91843
Source:
Thebesthomeprice
Added: Aug 12
Changed: Aug 28
Last Checked: Aug 29 at 11:52AM
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 eXp Realty NWA Branch
Investment Insights
Based on property information with market context.
This residential portfolio includes three fourplexes totaling 12 units, with all-brick construction and an original 1980 build date. Unit improvements include luxury vinyl plank flooring and granite countertops. The properties are located at 1304, 1306, and 1308 SE C St in Bentonville, Arkansas.
T-4.2 zoning supports the current multifamily configuration and future redevelopment considerations. A feasibility study by BUF Studio indicates potential for an approximately four-story project with 80+ residential units. The site is minutes from the Bentonville Square, The Momentary, 8th Street Market, and the Walmart Home Office. A new city sidewalk is planned along the property.
T-4.2 zoning supports the current multifamily configuration and future redevelopment considerations. A feasibility study by BUF Studio indicates potential for an approximately four-story project with 80+ residential units. The site is minutes from the Bentonville Square, The Momentary, 8th Street Market, and the Walmart Home Office. A new city sidewalk is planned along the property.
Key Highlights
- Three fourplexes totaling 12 units
- T‑4.2 zoning supports the existing multifamily use and future redevelopment planning
- BUF Studio feasibility study indicates an approximately four‑story development with 80+ residential units
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
3.02%
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 3.02%
Second Best
Apartment 5plus
$1.58M
$1.38M – $1.84M
NOI $110,310 @ 7.0% cap · market cap 2.69%
Theoretical Best
Office A
$3.72M
$3.26M – $4.34M
NOI $260,539 @ 7.0% cap · market cap 6.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Three brick residential buildings combine updated interiors with T-4.2 zoning and a planned city sidewalk.
Where is this quadplex located?
The property is located at 1304 1306 1308 Se C St Bentonville, AR.
What is the asking price?
The asking price for this property is $4,100,000.
What are key features of this property?
This property features: Three fourplexes totaling 12 units; T‑4.2 zoning supports the existing multifamily use and future redevelopment planning; BUF Studio feasibility study indicates an approximately four‑story development with 80+ residential units
