Three-Fourplex Residential
For Sale
$4,100,000
1304 1306 1308 SE C Street, Bentonville, AR 72712
COMMERCIAL - Bentonville, AR
Property Size13,544 SF
Lot Size0.96 Acres
Price / SF$302.72
Days on Market21
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 19
Last Checked: Aug 20 at 3:06AM
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 residential portfolio comprises three fourplexes with 12 units across 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 classified as Quadplexes and carries T-4.2 zoning.
A feasibility study by BUF Studio identifies potential for an approximately four-story project with 80+ residential units. The properties are 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 identifies potential for an approximately four-story project with 80+ residential units. The properties are 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.
Key Highlights
- Three fourplexes totaling 12 units
- 13,544 square feet across 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
3.02%
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
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Brick multifamily portfolio with updated interiors and T-4.2 zoning supporting future redevelopment planning.
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 $4,100,000.
What are key features of this property?
This property features: Three fourplexes totaling 12 units; 13,544 square feet across 0.96 acres; T‑4.2 zoning
