Newer 2-Unit Duplex with
For Sale
$580,000
Pending
1570 & 1572 Sandpiper Street, Centerton, AR 72719
MULTI_FAMILY - Centerton, AR
Property Size2,683 SF
Lot Size0.27 Acres
Days on Market138
Property Features for 1570 & 1572 Sandpiper Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Multi Family
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 1
Parking features
Garage, Open
Window features
Vinyl Frames
Exterior features
ConcreteDriveway
Fencing
Privacy
Appliances
Dryer, Dishwasher, EnergyStarQualifiedAppliances, ElectricWaterHeater, GasRange, MicrowaveHoodFan, Microwave, Refrigerator, SelfCleaningOven, Washer
Subdivision
Kimmel Ridge Sub Centerton
Lot features
Cleared, Landscaped, Level, Near Park, Subdivision
Elementary school district
Bentonville
Middle school district
Bentonville
High school district
Bentonville
Directions
Hwy 102, just after the Walmart neighborhood market at Green House Rd. Turn left on Foxglove, left on Sandpiper.
Standard status
Pending
APN
06-06022-000
Size
2,683 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Description
PLAT 11/18/2019 L201961697
Tax Annual Amount
4948
HOA Fee
$135 Annually
Legal Description
PLAT 11/18/2019 L201961697
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2021
Floors in Building
1
Number of units
2
Flooring type
Carpet, Tile
Building materials
Brick
Roof type
Shingle
Listing Agency:
Weichert, REALTORS Griffin Company Bentonville
(479) 268-5500
Listed By:
Lori Brittain · License #SA00064401
(479) 644-9123
Added: Mar 30
Changed: Aug 2
Last Checked: Aug 13 at 11:06PM
MLS# 1340701
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 newer two-unit duplex (1570 & 1572 Sandpiper Street) was built in 2021 and offers a three-bedroom, split-plan layout with two bathrooms. Interior finishes include wood-look tile in the main living space and carpet in the bedrooms. The kitchen features a gas range, granite surfaces, and a pantry, and the home is set up with appliances including refrigerator and washer and dryer. Central heating and central air are provided, with natural gas and an electric water heater. A concrete driveway and on-site parking with garage and open spaces complement the property, along with a wood privacy-fenced backyard.
The duplex is located in Centerton, AR (Benton County) with public water and public sewer services. The roofing is shingle, and construction is brick.
Each unit includes three bedrooms, two baths, and an open living space designed around the split-bedroom plan.
The duplex is located in Centerton, AR (Benton County) with public water and public sewer services. The roofing is shingle, and construction is brick.
Each unit includes three bedrooms, two baths, and an open living space designed around the split-bedroom plan.
Key Highlights
- Built in 2021 brick duplex at 1570 & 1572 Sandpiper Street
- Three‑bedroom, split‑plan layout with 2 bathrooms per unit
- Wood‑look tile in main living space and carpet in bedrooms
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
$24,490
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
4.22%
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%
$489,800
$489.8K
Cap Rate 7%
$349,857
$349.9K
Cap Rate 9%
$272,111
$272.1K
Market Conditions
NOI Build-Up for 2,683 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
$37.0K $13.80/SF
− Vacancy
−$2.0K −$0.76/SF
EGI
$35.0K $13.04/SF
− OpEx
−$10.5K −$3.91/SF
NOI
$24.5K $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%
$489,800
Cap Rate 7%
$349,857
Cap Rate 9%
$272,111
Alternative Uses
Best Use
Multifamily LT 5
$349.9K
$306.1K – $408.2K
NOI $24,490 @ 7.0% cap · market cap 4.22%
Second Best
Apartment 5plus
$312.2K
$273.2K – $364.2K
NOI $21,852 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$737.3K
$645.1K – $860.2K
NOI $51,611 @ 7.0% cap · market cap 8.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 72719, AR
16,248
Population
6,989
Households
2.3
Avg Household Size
30
Median Age
39%
College-Educated
96%
High-School Grad
9.2 sq mi
ZIP Area
1,766
Density / Sq Mi
$111,250
Median Household Income
$61,073
Median Earnings
$1,432
Median Rent
$283,300
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?
Duplex - Newer 2-unit duplex built in 2021 with central HVAC, gas cooking, and privacy-fenced yard.
Where is this duplex located?
The property is located at 1570 & 1572 Sandpiper Street Centerton, AR.
What is the asking price?
The asking price for this property is $580,000.
What are key features of this property?
This property features: Built in 2021 brick duplex at 1570 & 1572 Sandpiper Street; Three‑bedroom, split‑plan layout with 2 bathrooms per unit; Wood‑look tile in main living space and carpet in bedrooms
