Two-Unit Duplex with
For Sale
$520,000
1009 /1011 Nw 12th St, Bentonville, AR 72712
Vacant residences offer two-bedroom, two-bath layouts with garage parking near downtown Bentonville.
Property Size2,245 SF
Price / SF$231.63
Days on Market12
Property Features for 1009 /1011 Nw 12th St
General Information
Standard status
Active
Size
2,245 SF
Property subtype
Multi-Family
Building Details
Year Built
1993
Listing Agency:
Equity Partners Realty
Listed By:
Ryan Russell · License #EB00056667
(479) 750-9500
Source:
Thebesthomeprice
Added: Sep 9
Changed: Sep 15
Last Checked: Sep 19 at 2:35PM
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 Equity Partners Realty
Investment Insights
Based on property information with market context.
This 2245-square-foot duplex, built in 1993, contains two separate residences on an oversized .45-acre parcel. Each unit is configured with two bedrooms, two bathrooms, and a one-car garage. Both units are currently vacant, allowing for immediate occupancy or repositioning by the next owner.
The property is located at 1009 /1011 Nw 12th St in Bentonville, near the downtown area. Its two-unit format and substantial lot provide a straightforward residential income property configuration within the downtown Bentonville market. An additional duplex next door is also available, creating the possibility of acquiring neighboring properties together.
The property is located at 1009 /1011 Nw 12th St in Bentonville, near the downtown area. Its two-unit format and substantial lot provide a straightforward residential income property configuration within the downtown Bentonville market. An additional duplex next door is also available, creating the possibility of acquiring neighboring properties together.
Key Highlights
- 2245 SF duplex on an oversized .45‑acre lot
- Two units, each with 2bed/2bath/1 car garage configuration
- Both units are currently vacant
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
$20,492
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
3.94%
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%
$409,840
$409.8K
Cap Rate 7%
$292,743
$292.7K
Cap Rate 9%
$227,689
$227.7K
Market Conditions
NOI Build-Up for 2,245 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
$31.0K $13.80/SF
− Vacancy
−$1.7K −$0.76/SF
EGI
$29.3K $13.04/SF
− OpEx
−$8.8K −$3.91/SF
NOI
$20.5K $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%
$409,840
Cap Rate 7%
$292,743
Cap Rate 9%
$227,689
Alternative Uses
Best Use
Multifamily LT 5
$292.7K
$256.2K – $341.5K
NOI $20,492 @ 7.0% cap · market cap 3.94%
Second Best
Apartment 5plus
$261.2K
$228.6K – $304.7K
NOI $18,284 @ 7.0% cap · market cap 3.52%
Theoretical Best
Office A
$616.9K
$539.8K – $719.8K
NOI $43,186 @ 7.0% cap · market cap 8.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
387
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
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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 - Vacant residences offer two-bedroom, two-bath layouts with garage parking near downtown Bentonville.
Where is this duplex located?
The property is located at 1009 /1011 Nw 12th St Bentonville, AR.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: 2245 SF duplex on an oversized .45‑acre lot; Two units, each with 2bed/2bath/1 car garage configuration; Both units are currently vacant
