Duplex with Attached In-Law
For Sale
$400,000
392 N Main Street, Centerton, AR 72719
MULTI_FAMILY - Centerton, AR
Property Size3,663 SF
Lot Size0.21 Acres
Price / SF$109.20
Days on Market533
Property Features for 392 N Main Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Carport
Window features
Blinds
Patio and Porch features
Deck
Interior features
Attic, CeilingFans, EatInKitchen, Storage, TileCountertop, TileCounters, WalkInClosets, WindowTreatments, InLawFloorplan, MultipleLivingAreas
Exterior features
ConcreteDriveway
Fireplace
1
Appliances
ElectricRange, ElectricWaterHeater, RangeHood, SmoothCooktop
Subdivision
Centerton Orig Centerton
Lot features
Central Business District, Cleared, Corner Lot, Not In Subdivision, Near Park
Elementary school district
Bentonville
Middle school district
Bentonville
High school district
Bentonville
Directions
Hwy 102 W to Centerton / R on N Main St / Property is on right at corner of Main & 2nd St
Standard status
Active
APN
06-00095-000
Size
3,663 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Description
PLAT 1/10/1900 B-81
Tax Annual Amount
2193
Legal Description
PLAT 1/10/1900 B-81
Utilities
Sewer type
Public Sewer
Heating system
Central, Natural Gas, Electric (Heating)
Cooling system
Central Air, Electric, Window Unit(s)
Water source
Public
Building Details
Year built
2005
Floors in Building
2
Number of units
2
Flooring type
Simulatedwood, Vinyl, Wood, Laminate, Carpet, Tile
Building materials
Frame
Roof type
Metal, Shingle, Asphalt
Additional Structures
Storage
Listing Agency:
Lindsey & Assoc Inc Branch
(479) 636-2200
Listed By:
Sally Swick · License #EB00088306
(479) 986-4311
Added: Feb 21, 2025
Changed: Aug 2
Last Checked: Aug 8 at 5:06AM
MLS# 1299312
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 duplex-style home includes an attached in-law apartment with its own private entrance, while also allowing access directly from the main residence. The main home is configured with an open concept kitchen, dining, and living area with a gas fireplace, along with a primary suite on the lower level and a covered deck that wraps around the home. The upper level adds an additional living room, two bedrooms, a bathroom, and a bonus room suitable for a home office or gym.
The in-law unit features two bedrooms and two bathrooms, with its own kitchen, living room, laundry room, and a second full bath. The unit is currently rented on a month-to-month basis to a family member and can be vacated before closing. The entire property is fenced for added privacy.
Additional details include central heating and cooling, multiple living areas, a concrete driveway, a deck, and a carport. Public water and public sewer services are available, and the home was built in 2005. The property can be easily rezoned commercial.
The in-law unit features two bedrooms and two bathrooms, with its own kitchen, living room, laundry room, and a second full bath. The unit is currently rented on a month-to-month basis to a family member and can be vacated before closing. The entire property is fenced for added privacy.
Additional details include central heating and cooling, multiple living areas, a concrete driveway, a deck, and a carport. Public water and public sewer services are available, and the home was built in 2005. The property can be easily rezoned commercial.
Key Highlights
- Attached in‑law unit with private entrance and direct access from main home
- Main home includes open concept kitchen, dining, and living with gas fireplace plus covered wraparound deck
- In‑law apartment features two bedrooms, two bathrooms, plus kitchen, living room, and laundry room
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
$33,435
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
8.36%
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%
$668,700
$668.7K
Cap Rate 7%
$477,643
$477.6K
Cap Rate 9%
$371,500
$371.5K
Market Conditions
NOI Build-Up for 3,663 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
$50.5K $13.80/SF
− Vacancy
−$2.8K −$0.76/SF
EGI
$47.8K $13.04/SF
− OpEx
−$14.3K −$3.91/SF
NOI
$33.4K $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%
$668,700
Cap Rate 7%
$477,643
Cap Rate 9%
$371,500
Alternative Uses
Best Use
Multifamily LT 5
$477.6K
$417.9K – $557.3K
NOI $33,435 @ 7.0% cap · market cap 8.36%
Second Best
Apartment 5plus
$426.2K
$372.9K – $497.2K
NOI $29,833 @ 7.0% cap · market cap 7.46%
Theoretical Best
Office A
$1.01M
$880.8K – $1.17M
NOI $70,463 @ 7.0% cap · market cap 17.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
283
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 - Attached in-law apartment with a private entrance, fenced yard, and public utilities in the Bentonville School district.
Where is this duplex located?
The property is located at 392 N Main Street Centerton, AR.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Attached in‑law unit with private entrance and direct access from main home; Main home includes open concept kitchen, dining, and living with gas fireplace plus covered wraparound deck; In‑law apartment features two bedrooms, two bathrooms, plus kitchen, living room, and laundry room
