Contemporary Duplex with Covered
For Sale
$845,420
4254 W Bandera Street, Fayetteville, AR 72704
Residential, Fayetteville, AR
Property Size4,124 SF
Lot Size0.16 Acres
Price / SF$205
Days on Market104
Property Features for 4254 W Bandera Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
Multi Family
Bedrooms
8
Bathrooms
10
Full bathrooms
8
Half bathrooms
2
Rooms
Bedroom 1, Bedroom 7, Bathroom 5, Bedroom 6, Bathroom 8, Bathroom 1, Bathroom 10, Bedroom 2, Bedroom 8, Bedroom 3, Bathroom 6, Bathroom 9, Bathroom 7, Bedroom 4, Bedroom 5, Bathroom 4, Bathroom 3, Bathroom 2
Parking features
Open, Garage
Exterior features
ConcreteDriveway
Appliances
CounterTop, Dishwasher, ElectricCooktop, ElectricOven, ElectricRange, ElectricWaterHeater, Disposal, Microwave, Refrigerator
Subdivision
Towne West Phase III-IV
Lot features
Central Business District, Cleared, Corner Lot, City Lot, Landscaped, Level, Near Park, Subdivision
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
From the intersection of I49 and US HWY 62/MLK Blvd travel west 1.4 mi, turn right (north) on S Rupple Rd for 0.2 mi. At the traffic Circle take the 2nd exit (go around circle and go west) and take right onto W Bronco Dr for 0.1 mi and turn left S Benchmark Ln then left onto W Bandera St.
Standard status
Active
APN
765-32994-000
Size
4,124 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
STR 13-16-31
Tax Annual Amount
799
Legal Description
STR 13-16-31
Utilities
Heating system
Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Amenities
washer and dryer location
front covered entry
on Fayetteville Trail System
covered balcony
Building Details
Year built
2026
Floors in Building
2
Number of units
2
Flooring type
Vinyl
Building materials
Brick, Masonite
Roof type
Shingle
Architectural style
Contemporary
Listing Agency:
Keller Williams Platinum Realty · Keller Williams Realty
(479) 434-3000
Listed By:
Cheryl Garner · License #Sa00083287
(479) 439-3000
Added: Jun 15
Changed: Sep 15
Last Checked: Sep 26 at 10:06AM
MLS# 1352170
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 contemporary duplex in Fayetteville is under construction and is scheduled for completion in 2026. The property contains two units within 4,124 square feet and sits on a 0.16-acre lot. Interior features include open layouts, granite countertops, neutral finishes, contemporary light fixtures, and luxury vinyl plank flooring. The configuration includes eight bedrooms and ten bathrooms, with en suite and Jack and Jill bathroom arrangements.
Each unit includes an upstairs washer and dryer location, a covered front entry, a covered balcony, and private access to a garage. Additional property features include a concrete driveway, open parking, brick and Masonite exterior materials, shingle roofing, electric heating, central air, and a public water supply. The property is located at 4254 W Bandera Street in Fayetteville and connects to the Fayetteville Trail System.
Each unit includes an upstairs washer and dryer location, a covered front entry, a covered balcony, and private access to a garage. Additional property features include a concrete driveway, open parking, brick and Masonite exterior materials, shingle roofing, electric heating, central air, and a public water supply. The property is located at 4254 W Bandera Street in Fayetteville and connects to the Fayetteville Trail System.
Key Highlights
- Two‑unit duplex totaling 4,124 square feet on a 0.16‑acre lot
- Eight bedrooms and ten bathrooms across the duplex
- Under construction with a 2026 completion year
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
$37,113
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
4.39%
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%
$742,260
$742.3K
Cap Rate 7%
$530,186
$530.2K
Cap Rate 9%
$412,367
$412.4K
Market Conditions
NOI Build-Up for 4,124 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
$56.9K $13.80/SF
− Vacancy
−$3.9K −$0.94/SF
EGI
$53.0K $12.86/SF
− OpEx
−$15.9K −$3.86/SF
NOI
$37.1K $9.00/SF
Area
Washington County, AR
Vacancy
6.84%
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%
$742,260
Cap Rate 7%
$530,186
Cap Rate 9%
$412,367
Alternative Uses
Best Use
Multifamily LT 5
$530.2K
$463.9K – $618.6K
NOI $37,113 @ 7.0% cap · market cap 4.39%
Second Best
Apartment 5plus
$469.1K
$410.5K – $547.3K
NOI $32,836 @ 7.0% cap · market cap 3.88%
Theoretical Best
Office A
$1.11M
$968.6K – $1.29M
NOI $77,486 @ 7.0% cap · market cap 9.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
62
Businesses Nearby
Explore this area
Business Placement
Demographics for 72704, AR
31,145
Population
14,098
Households
2.2
Avg Household Size
31
Median Age
55%
College-Educated
96%
High-School Grad
77.0 sq mi
ZIP Area
404
Density / Sq Mi
$88,991
Median Household Income
$51,341
Median Earnings
$1,163
Median Rent
$301,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - New-construction duplex with modern finishes, private garage access, and direct connection to the Fayetteville Trail System.
Where is this duplex located?
The property is located at 4254 W Bandera Street Fayetteville, AR.
What is the asking price?
The asking price for this property is $845,420.
What are key features of this property?
This property features: Two‑unit duplex totaling 4,124 square feet on a 0.16‑acre lot; Eight bedrooms and ten bathrooms across the duplex; Under construction with a 2026 completion year
