Two-Unit Duplex With Covered
For Sale
$845,420
4254 W Bandera Street, Fayetteville, AR 72704
MULTI_FAMILY - Contemporary - Fayetteville, AR
Property Size4,124 SF
Lot Size0.16 Acres
Price / SF$205
Days on Market56
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 8, Bathroom 2, Bedroom 7, Bathroom 10, Bathroom 5, Bathroom 6, Bedroom 6, Bathroom 8, Bedroom 5, Bedroom 3, Bathroom 4, Bathroom 1, Bathroom 7, Bathroom 9, Bedroom 4, Bedroom 2, Bathroom 3, Bedroom 1
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
open floor plan
granite counter tops
lighting fixtures
luxury vinyl plank
en suite and Jack and Jill bathrooms
upstairs washer and dryer
covered entry
garage
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) 434-3000
Added: Jun 15
Changed: Aug 3
Last Checked: Aug 9 at 10:06PM
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.
Under construction two-unit duplex featuring a contemporary design and a spacious open floor plan. The interior includes granite countertops in the kitchen and bathrooms, fresh neutral colors, contemporary lighting fixtures, and luxury vinyl plank flooring. Bathrooms include an en suite arrangement plus Jack and Jill bathrooms, and there is a convenient upstairs washer and dryer location. Exterior features include a front covered entry, a covered balcony, and a concrete driveway, with secure, private access to the garage. Electric heating and central air with electric cooling are provided.
The property is located at 4254 W Bandera Street in Fayetteville, Washington County, Arkansas, with public water and a shingle roof. Construction materials include brick and Masonite, and parking is offered via open parking and a garage. Built in 2026 on a 0.16-acre lot, the home totals 4,124 square feet. The address is on the Fayetteville Trail System.
The property is located at 4254 W Bandera Street in Fayetteville, Washington County, Arkansas, with public water and a shingle roof. Construction materials include brick and Masonite, and parking is offered via open parking and a garage. Built in 2026 on a 0.16-acre lot, the home totals 4,124 square feet. The address is on the Fayetteville Trail System.
Key Highlights
- Under construction two‑unit duplex on Fayetteville Trail System
- Front covered entry plus covered balcony
- Luxury vinyl plank flooring and granite countertops in kitchen and bathrooms
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
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
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
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-unit duplex under construction with central air and secure, private garage access.
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: Under construction two‑unit duplex on Fayetteville Trail System; Front covered entry plus covered balcony; Luxury vinyl plank flooring and granite countertops in kitchen and bathrooms
