Brick Two-Side Duplex with Central
For Sale
$449,000
3504 SW Landau Court, Bentonville, AR 72712
MULTI_FAMILY - Bentonville, AR
Property Size2,080 SF
Lot Size0.30 Acres
Price / SF$215.87
Days on Market155
Property Features for 3504 SW Landau Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Multi Family
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 3, Bathroom 2, Bathroom 4, Bedroom 2, Bedroom 1, Bedroom 4, Bathroom 1
Parking features
Open, Garage
Appliances
ElectricWaterHeater
Subdivision
Carriage Square Sub
Lot features
Cleared, Near Park
Directions
Head W on HW 102 until you can turn right on elm tree road. Then Turn left on Landau.
Standard status
Active
APN
01-10140-000
Size
2,080 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Description
PLAT P4-889 7/29/02.
Tax Annual Amount
3907
Legal Description
PLAT P4-889 7/29/02.
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2003
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Carpet
Building materials
Brick
Roof type
Shingle
Listing Agency:
Coldwell Banker Harris McHaney & Faucette-Rogers
(479) 696-0600
Listed By:
Spencer McMillon · License #SA00100189
(479) 319-1622
Added: Mar 19
Changed: Aug 3
Last Checked: Aug 20 at 9:06AM
MLS# 1339837
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 well-maintained brick duplex was built in 2003 and totals 2,080 square feet, with 1,040 square feet per side. The property offers two separate units with solid layouts and rental appeal. One unit has been newly renovated with updated finishes, making it well-suited for higher rents or owner-occupancy, while the other unit presents value-add potential.
The duplex sits on a 0.3-acre lot and features central heating and central air. Flooring includes vinyl and carpet, and the roof is shingle. Parking is available with garage and open spaces.
Inside, the unit mix includes bedrooms and bathrooms across the home, with multiple bedrooms and bathrooms represented in the room configuration, supported by an electric water heater.
The duplex sits on a 0.3-acre lot and features central heating and central air. Flooring includes vinyl and carpet, and the roof is shingle. Parking is available with garage and open spaces.
Inside, the unit mix includes bedrooms and bathrooms across the home, with multiple bedrooms and bathrooms represented in the room configuration, supported by an electric water heater.
Key Highlights
- Built in 2003 brick duplex
- 2,080 total SF with 1,040 SF per side
- One unit newly renovated with updated finishes
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
$18,986
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
4.23%
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%
$379,720
$379.7K
Cap Rate 7%
$271,229
$271.2K
Cap Rate 9%
$210,956
$211.0K
Market Conditions
NOI Build-Up for 2,080 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
$28.7K $13.80/SF
− Vacancy
−$1.6K −$0.76/SF
EGI
$27.1K $13.04/SF
− OpEx
−$8.1K −$3.91/SF
NOI
$19.0K $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%
$379,720
Cap Rate 7%
$271,229
Cap Rate 9%
$210,956
Alternative Uses
Best Use
Multifamily LT 5
$271.2K
$237.3K – $316.4K
NOI $18,986 @ 7.0% cap · market cap 4.23%
Second Best
Apartment 5plus
$242.0K
$211.8K – $282.4K
NOI $16,941 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$571.6K
$500.2K – $666.9K
NOI $40,012 @ 7.0% cap · market cap 8.91%
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
198
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 - Well-maintained brick duplex featuring central heating and central air, with one newly renovated unit and the second offering value-add potential.
Where is this duplex located?
The property is located at 3504 SW Landau Court Bentonville, AR.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Built in 2003 brick duplex; 2,080 total SF with 1,040 SF per side; One unit newly renovated with updated finishes
