Duplex with Acreage and
For Sale
$649,000
3211 Cardinal Creek Circle, Bentonville, AR 72712
Residential, Bentonville, AR
Property Size2,880 SF
Lot Size1.03 Acres
Price / SF$225.35
Days on Market97
Property Features for 3211 Cardinal Creek Circle
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential
Bedrooms
6
Bathrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bathroom 6, Bedroom 1, Bathroom 3, Basement, Bedroom 4, Bedroom 3, Bedroom 2, Bathroom 5, Bedroom 6, Bathroom 1, Bedroom 5, Bathroom 4, Bathroom 2
Parking features
Parking Lot
Security features
Security
Window features
Blinds, Drapes
Patio and Porch features
Porch, Deck
Interior features
CeilingFans, EatInKitchen, ProgrammableThermostat, WalkInClosets, WindowTreatments
Exterior features
ConcreteDriveway
Fireplace
1
Appliances
Dishwasher, ElectricRange, Disposal, GasWaterHeater, RangeHood, PlumbedForIceMaker
Subdivision
Lance Add, The Bentonville
Lot features
City Lot, Landscaped, Rolling Slope, Subdivision, Sloped, Wooded
Elementary school district
Bentonville
Middle school district
Bentonville
High school district
Bentonville
Directions
From 540 in Bella Vista / S on Walton, turn on Foxfire @ Cardinal Creek sign / Follow up hill, property will be on left. OR From Bentonville / N on Walton to Foxfire @ Cardinal Creek sign, follow to right & property is on left.
Standard status
Active
APN
01-05215-000
Size
2,880 SF
Lot size
1.03 Acres
Taxes and HOA fees
Tax Description
A PART OF LOT "A", BLOCK 4 OF CARDINAL CREEK, PHASE I, AND A PART OF LOT 11 OF LANCE ADDITION, CITY OF BENTONVILLE, BENTON COUNTY, ARKANSAS, AND MORE PARTICULARLY DESCRIBED AS: BEGINNING AT THE SW CORNER OF SAID LOT 11, SAID POINT BEING ON THE EASTER LY R
Tax Annual Amount
3731
Legal Description
A PART OF LOT "A", BLOCK 4 OF CARDINAL CREEK, PHASE I, AND A PART OF LOT 11 OF LANCE ADDITION, CITY OF BENTONVILLE, BENTON COUNTY, ARKANSAS, AND MORE PARTICULARLY DESCRIBED AS: BEGINNING AT THE SW CORNER OF SAID LOT 11, SAID POINT BEING ON THE EASTER LY R
Utilities
Heating system
Natural Gas, Central
Cooling system
Central Air, Electric
Water source
Public
Amenities
fireplace
deck
firepit
Building Details
Year built
1989
Floors in Building
2
Number of units
2
Flooring type
Tile, Simulatedwood, Carpet, Laminate
Building materials
Brick, VinylSiding
Roof type
Asphalt, Shingle
Architectural style
Other
Listing Agency:
Lindsey & Assoc Inc Branch
(479) 636-2200
Listed By:
Topher Moore · License #AB00051141
(479) 246-1684
Added: Jun 18
Changed: Sep 16
Last Checked: Sep 22 at 5:06AM
MLS# 1352374
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.
Built in 1989, this duplex contains 2,880 square feet across two residential units. Each side includes a main-level living area, eat-in kitchen, utility space, and half bath, with additional bedrooms and full bathrooms located downstairs. Interior features include ceiling fans, walk-in closets, window treatments, laminate and tile flooring, carpet, and a fireplace. Kitchens include electric ranges, dishwashers, disposals, range hoods, and gas water heaters. Central heating and cooling serve the property, which also has a concrete driveway, parking area, porches, and decks.
The property occupies 1.03 acres in North Bentonville, with access to bike trails, a dog park, and the bypass. Public water serves the site. Brick and vinyl siding, along with an asphalt shingle roof, complete the exterior improvements.
The property occupies 1.03 acres in North Bentonville, with access to bike trails, a dog park, and the bypass. Public water serves the site. Brick and vinyl siding, along with an asphalt shingle roof, complete the exterior improvements.
Key Highlights
- Two‑unit duplex totaling 2,880 square feet
- Situated on 1.03 acres in North Bentonville
- Each unit includes a main‑level living area and eat‑in kitchen
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
$26,288
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
4.05%
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%
$525,760
$525.8K
Cap Rate 7%
$375,543
$375.5K
Cap Rate 9%
$292,089
$292.1K
Market Conditions
NOI Build-Up for 2,880 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
$39.7K $13.80/SF
− Vacancy
−$2.2K −$0.76/SF
EGI
$37.6K $13.04/SF
− OpEx
−$11.3K −$3.91/SF
NOI
$26.3K $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%
$525,760
Cap Rate 7%
$375,543
Cap Rate 9%
$292,089
Alternative Uses
Best Use
Multifamily LT 5
$375.5K
$328.6K – $438.1K
NOI $26,288 @ 7.0% cap · market cap 4.05%
Second Best
Apartment 5plus
$335.1K
$293.2K – $390.9K
NOI $23,456 @ 7.0% cap · market cap 3.61%
Theoretical Best
Office A
$791.4K
$692.5K – $923.4K
NOI $55,401 @ 7.0% cap · market cap 8.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
108
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Duplex - Two-unit residential property with separate living spaces, decks, and a wooded setting near local recreation amenities.
Where is this duplex located?
The property is located at 3211 Cardinal Creek Circle Bentonville, AR.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,880 square feet; Situated on 1.03 acres in North Bentonville; Each unit includes a main‑level living area and eat‑in kitchen
