Brand-New Duplex with Two-Car
For Sale
$489,950
6501 & 6503 NW Altus Street, Bentonville, AR 72713
MULTI_FAMILY - Bentonville, AR
Property Size2,502 SF
Lot Size0.48 Acres
Price / SF$195.82
Days on Market298
Property Features for 6501 & 6503 NW Altus Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 6, Bedroom 5, Bedroom 3, Bathroom 4, Bathroom 1, Bedroom 4, Bedroom 2, Bathroom 3, Bedroom 1
Parking features
Open, Garage
Exterior features
ConcreteDriveway
Appliances
ElectricRange, ElectricWaterHeater, Disposal, Microwave
Subdivision
Woodward Park Ph Ii Highfill
Lot features
Subdivision
Directions
From Regional Airport Blvd, N Onto Hutcheson, To Woodward Park
Standard status
Active
APN
22-01394-000
Size
2,502 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Description
PLAT 11/3/2023 L202357176 & EMST PLAT 8/17/2023 L202342320(SEE ADMIN NTS)
Tax Annual Amount
728
Legal Description
PLAT 11/3/2023 L202357176 & EMST PLAT 8/17/2023 L202342320(SEE ADMIN NTS)
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2025
Floors in Building
1
Number of units
2
Flooring type
Carpet, Vinyl, Tile
Building materials
Brick, VinylSiding
Roof type
Shingle
Listing Agency:
NextHome NWA Pro Realty
(479) 418-3000
Listed By:
Patrick Kuhlman · License #SA00074566
(479) 877-0184
Added: Oct 28, 2025
Changed: Aug 3
Last Checked: Aug 21 at 4:06PM
MLS# 1326842
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 brand-new duplex at 6501 & 6503 NW Altus Street in Bentonville is being offered as an occupied, fully leased property. Both sides are stated as fully leased, and each unit is designed with three bedrooms, two bathrooms, and a 1-car garage. The property is listed with a 2025 build year and under-construction condition, with building finishes and systems including brick and vinyl siding, shingle roofing, central heating, and central air.
The units include an in-unit appliance package with an electric range, electric water heater, disposal, and microwave. Interior finishes are listed as carpet, vinyl, and tile. Exterior features include a concrete driveway, and parking is noted as open with garages.
An occupancy status of “occupied” is provided, and showings are restricted to accepted-contract buyers only.
The units include an in-unit appliance package with an electric range, electric water heater, disposal, and microwave. Interior finishes are listed as carpet, vinyl, and tile. Exterior features include a concrete driveway, and parking is noted as open with garages.
An occupancy status of “occupied” is provided, and showings are restricted to accepted-contract buyers only.
Key Highlights
- 0.48‑acre duplex lot with central heat and central air
- Stated as occupied and fully leased on both sides
- Each unit offers 3 bedrooms, 2 bathrooms, and a 1‑car garage
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
$22,838
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
4.66%
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%
$456,760
$456.8K
Cap Rate 7%
$326,257
$326.3K
Cap Rate 9%
$253,756
$253.8K
Market Conditions
NOI Build-Up for 2,502 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
$34.5K $13.80/SF
− Vacancy
−$1.9K −$0.76/SF
EGI
$32.6K $13.04/SF
− OpEx
−$9.8K −$3.91/SF
NOI
$22.8K $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%
$456,760
Cap Rate 7%
$326,257
Cap Rate 9%
$253,756
Alternative Uses
Best Use
Multifamily LT 5
$326.3K
$285.5K – $380.6K
NOI $22,838 @ 7.0% cap · market cap 4.66%
Second Best
Apartment 5plus
$291.1K
$254.7K – $339.6K
NOI $20,378 @ 7.0% cap · market cap 4.16%
Theoretical Best
Office A
$687.6K
$601.6K – $802.2K
NOI $48,130 @ 7.0% cap · market cap 9.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 72713, AR
25,076
Population
10,752
Households
2.3
Avg Household Size
31
Median Age
58%
College-Educated
97%
High-School Grad
48.5 sq mi
ZIP Area
517
Density / Sq Mi
$117,752
Median Household Income
$72,491
Median Earnings
$1,302
Median Rent
$355,000
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 - New duplex on a 0.48-acre lot with central heat and cooling, occupied and fully leased on both sides.
Where is this duplex located?
The property is located at 6501 & 6503 NW Altus Street Bentonville, AR.
What is the asking price?
The asking price for this property is $489,950.
What are key features of this property?
This property features: 0.48‑acre duplex lot with central heat and central air; Stated as occupied and fully leased on both sides; Each unit offers 3 bedrooms, 2 bathrooms, and a 1‑car garage
