Renovated Duplex with Leased
For Sale
$479,999
3302 SW Victoria Place C D, Bentonville, AR 72712
Two three-bedroom units combine recent updates on one side with an existing lease on the other.
Property Size2,500 SF
Price / SF$191
Days on Market15
Property Features for 3302 SW Victoria Place C D
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Multi-Family
Building Details
Year Built
2014
Listing Agency:
Cook and Company
(501) 516-4036
Listed By:
Lance Cook · License #SA00087745
Source:
Thesummithometeam
Added: Aug 18
Changed: Aug 30
Last Checked: Aug 31 at 6:37PM
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 Cook and Company
Investment Insights
Based on property information with market context.
This 2,500-square-foot duplex, built in 2014, contains two three-bedroom units. One unit has been newly renovated with modern finishes and is available for a new tenant or owner-occupant, while the second unit is already leased and producing rental income.
The property is located at 3302 SW Victoria Place C, D, in Bentonville, near Downtown Bentonville, the Walmart Home Office, area dining, and the local trail system. The configuration supports an owner-occupant seeking rental income from the second unit or an investor adding a duplex to a residential rental portfolio.
The property is located at 3302 SW Victoria Place C, D, in Bentonville, near Downtown Bentonville, the Walmart Home Office, area dining, and the local trail system. The configuration supports an owner-occupant seeking rental income from the second unit or an investor adding a duplex to a residential rental portfolio.
Key Highlights
- Two 3‑bedroom units within a 2,500‑square‑foot duplex
- One unit newly renovated with modern finishes
- Second unit is already leased and generating rental income
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
Current Use
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two three-bedroom units combine recent updates on one side with an existing lease on the other.
Where is this duplex located?
The property is located at 3302 SW Victoria Place C D 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 with modern finishes; Second unit is already leased and generating rental income
