Contemporary Duplex with
For Sale
$845,420
4254 W Bandera ST, Fayetteville, AR 72704
Multifamily, Contemporary, Fayetteville, AR
Property Size4,124 SF
Lot Size0.16 Acres
Price / SF$205
Days on Market104
Property Features for 4254 W Bandera ST
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Zoning
Multi Family
Parking features
Garage - Attached
Appliances
Countertop, Dishwasher, Electric, Garbage Disposal, Microwave, Oven, Range, Refrigerator, Self Cleaning
Subdivision
Towne West PH III-IV
Lot features
Cleared, Corner, Curbing, In Subdivision, Landscaped, Level, Sidewalk
High school
Fayetteville
Elementary school district
Fayetteville
Middle school district
Fayetteville
High school district
Fayetteville
Directions
Intersection of I49 and US HWY 62/MLK Blvd,west 1.4 mi, turn right on S Rupple Rd for 0.2 mi. At the traffic Circle take the 2nd exit, right onto W Bronco Dr for 0.1 mi, turn left S Benchmark Ln 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
S-T-R- 13-16-31
Tax Annual Amount
799
Legal Description
S-T-R- 13-16-31
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Amenities
covered balcony
front covered entry
upstairs washer and dryer location
Fayetteville Trail System
Building Details
Year built
2026
Floors in Building
2
Number of units
2
Flooring type
Other-specify in remarks
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 14
Last Checked: Sep 26 at 10:06AM
MLS# 1089815
Copyright © 2026 Western River Valley Board of REALTORS®. 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 contains 2 units and is under construction for completion in 2026. The interiors feature open-plan living areas, granite kitchen and bathroom countertops, neutral finishes, contemporary light fixtures, and luxury vinyl plank flooring. Each unit includes an en suite bathroom, a Jack and Jill bathroom arrangement, and an upstairs washer and dryer location. Covered front entries, covered balconies, and private access to attached garage parking add practical functionality.
The property occupies 0.16 acres at 4254 W Bandera ST in Fayetteville, Arkansas, within the 72704 postal area. Residents will have access to the Fayetteville Trail System. Central electric heating and cooling support year-round comfort, while the kitchens include a range, oven, refrigerator, dishwasher, microwave, garbage disposal, and countertop appliances.
The property occupies 0.16 acres at 4254 W Bandera ST in Fayetteville, Arkansas, within the 72704 postal area. Residents will have access to the Fayetteville Trail System. Central electric heating and cooling support year-round comfort, while the kitchens include a range, oven, refrigerator, dishwasher, microwave, garbage disposal, and countertop appliances.
Key Highlights
- 1 duplex with 2 units
- 4,124 square feet on 0.16 acres
- Under construction; year built 2026
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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Open Analytics
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
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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 - Two-unit property with open layouts, en suite and Jack and Jill baths, covered entries, and upstairs laundry.
Where is this duplex located?
The property is located at 4254 W Bandera ST 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: 1 duplex with 2 units; 4,124 square feet on 0.16 acres; Under construction; year built 2026
