Renovated Duplex
New
For Sale
$479,999
3302 SW Victoria Place, Bentonville, AR 72712
MULTI_FAMILY - Bentonville, AR
Property Size2,500 SF
Lot Size0.30 Acres
Price / SF$191
Days on Market2
Property Features for 3302 SW Victoria Place
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bedroom 2, Bedroom 6, Bedroom 4, Bathroom 1, Bathroom 4, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 3
Parking features
Garage
Exterior features
ConcreteDriveway
Appliances
GasWaterHeater
Subdivision
Carriage Square
Lot features
Central Business District, Level
Directions
From Downtown Bentonville, head west on SW 14th St, turn right onto SW Elm Tree Rd, then turn left onto SW Victoria Pl. Property will be on the right.
Standard status
Active
APN
01-10159-003
Size
2,500 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Description
MASTER DEED 11/04/2025 L202562146 & AMENDED MASTER DEED 02/02/2026 L202605933 IMP ONLY SITS ON 01-10159-000
Tax Annual Amount
3286
HOA Fee
$33 Monthly
Legal Description
MASTER DEED 11/04/2025 L202562146 & AMENDED MASTER DEED 02/02/2026 L202605933 IMP ONLY SITS ON 01-10159-000
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2014
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Building materials
Brick, VinylSiding
Roof type
Shingle
Listing Agency:
Cook and Company
(501) 580-2439
Listed By:
Lance Cook · License #SA00087745
(501) 516-4036
Added: Aug 14
Last Checked: Aug 15 at 12:06AM
MLS# 1358936
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 2,500-square-foot duplex contains two three-bedroom residences, creating a straightforward configuration for rental ownership or an owner-occupant arrangement. One unit has been newly renovated with updated finishes, while the second is leased. The property was built in 2014 and features brick and vinyl siding, vinyl flooring, central heating and cooling, a gas water heater, shingle roofing, a concrete driveway, and garage parking.
Set on 0.3 acres at 3302 SW Victoria Place in Bentonville, the property is minutes from Downtown Bentonville, the Walmart Home Office, local dining, and the area trail system. Its location places residential units near established employment, entertainment, and recreation destinations in Northwest Arkansas.
Set on 0.3 acres at 3302 SW Victoria Place in Bentonville, the property is minutes from Downtown Bentonville, the Walmart Home Office, local dining, and the area trail system. Its location places residential units near established employment, entertainment, and recreation destinations in Northwest Arkansas.
Key Highlights
- Two 3‑bedroom units within a 2,500‑square‑foot duplex
- One unit newly renovated; the second unit is leased
- Built in 2014 on a 0.3‑acre lot
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
$22,819
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
4.75%
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%
$456,380
$456.4K
Cap Rate 7%
$325,986
$326.0K
Cap Rate 9%
$253,544
$253.5K
Market Conditions
NOI Build-Up for 2,500 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
$34.5K $13.80/SF
− Vacancy
−$1.9K −$0.76/SF
EGI
$32.6K $13.04/SF
− OpEx
−$9.8K −$3.91/SF
NOI
$22.8K $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%
$456,380
Cap Rate 7%
$325,986
Cap Rate 9%
$253,544
Alternative Uses
Best Use
Multifamily LT 5
$326.0K
$285.2K – $380.3K
NOI $22,819 @ 7.0% cap · market cap 4.75%
Second Best
Apartment 5plus
$290.9K
$254.5K – $339.4K
NOI $20,361 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$687.0K
$601.1K – $801.5K
NOI $48,091 @ 7.0% cap · market cap 10.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
228
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?
Duplex - Two three-bedroom residences combine one renovated unit with an additional leased unit in Bentonville.
Where is this duplex located?
The property is located at 3302 SW Victoria Place Bentonville, AR.
What is the asking price?
The asking price for this property is $479,999.
What are key features of this property?
This property features: Two 3‑bedroom units within a 2,500‑square‑foot duplex; One unit newly renovated; the second unit is leased; Built in 2014 on a 0.3‑acre lot
