1009/1011 NW 12th St · Bentonville, AR 72712

$560,000

4 bd · 3.0 ba · 2,245 sqft · Other public records · 163 Days on market

Built 1993 0.45 ac lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.8/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic location on an oversized . 45 acre lot. Duplex near downtown Bentonville featuring 2bed/2bath/1 car garage units. Great investment in superior Bentonville location. Additional duplex also available at same price next to this listing. Unit 1011 is tenant occupied. Please do not disturb tenants. Unit 1009 is vacant and may be shown. There are no other duplex offerings in this Bentonville core location at this price point.

Key facts

• Tenant occupied
• Oversized lot
• Vacant unit

Tags

• OVERSIZED LOT
• SUPERIOR BENTONVILLE LOCATION
• TENANT OCCUPIED
• VACANT UNIT

Property features AI

Finance

• Financial info: Multi-family property with 2 units; Gross income reported as $30,000; One unit listed with actual rent of $1,250
• HOA & community: HOA/association fee paid monthly; Community features include biking and trails/paths

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Utilities: Central heating and cooling; Gas water heater
• Home design: Single-story building; Brick construction; Slab foundation
• Construction: Brick construction; Architectural shingle roof; Built on slab foundation
• Exterior features: Concrete driveway; Located on a cul-de-sac; Central Business District location; Access via private and public roads

Interior

• Kitchen: Gas water heater (appliance listed)
• Bedrooms: Two 2-bedroom units
• Flooring: Carpet; Vinyl
• Bathrooms: Each unit has 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $560k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $532k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $413k (26.3% below list).
• Recommended offer: $413k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.6% in Bentonville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#2 in AR, #864 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F.
• Bentonville School District (urban): math 59% / reading 59% proficiency, ranked #3 of 238 in AR (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.4%/yr); 736 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent runs 45% of the median local income ($111k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($493k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $412,534 (26.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.74% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.39×
• Total profit: $-95,147
• Equity at exit: $83,498

10-year hold

• IRR: -6.8%
• Equity multiple: 0.54×
• Total profit: $-71,962
• Equity at exit: $48,419

Cash invested: $156,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72712

• Home prices YoY: -15.5%
• Rents YoY: 4.4%
• Active inventory: 736
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $4,125 high
• Mortgage (P&I): −$2,937
• Tax from tax record: −$247 /mo · $2,959/yr
• Insurance: −$233
• HOA: −$0
• Vacancy / Maint / Mgmt: −$866
• Net cashflow: $-158

Break-even live

Break-even rent $4,325

Max offer price $532,165

Occupancy floor 99%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $140,000
• Closing costs: $16,800
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 NW J St Unit 1221874P Bentonville, AR	4.0	3.0	2346	$6,824	$2.91	13d	1	0.36mi
1515 NW Bell Royal Ct Unit 1314699P Bentonville, AR	4.0	2.5	2303	$4,422	$1.92	21d	1	0.44mi
1517 NW Bell Royal Ct Unit 1297037P Bentonville, AR	4.0	2.5	2303	$4,313	$1.87	21d	1	0.45mi
4 Jonquilla Way Unit B Bentonville, AR	4.0	2.5	1716	$1,900	$1.11	23d	1	0.51mi
304 Coachlight Dr Unit 1221882P Bentonville, AR	4.0	2.0	1926	$5,773	$3.00	14d	1	0.73mi
414 NW Retreat Ln Unit 1221809P Bentonville, AR	3.0	2.5	1743	$6,267	$3.60	14d	1	0.78mi
406 NW Retreat Ln Bentonville, AR	3.0	2.5	1750	$4,400	$2.51	23d	1	0.79mi
210 NW 9th St Unit 1 Bentonville, AR	3.0	3.5	2146	$4,150	$1.93	23d	1	0.79mi
208 NW 9th St Unit 1 Bentonville, AR	3.0	3.5	2147	$4,150	$1.93	21d	1	0.80mi
604 NW B St Unit 1221860P Bentonville, AR	3.0	2.0	2271	$8,542	$3.76	21d	1	0.87mi
109 NW Ozark Way Unit 1221875P Bentonville, AR	4.0	3.0	2055	$9,114	$4.44	21d	1	0.87mi
1802 NW Mustang Ave Unit 1241310P Bentonville, AR	4.0	3.0	1991	$3,625	$1.82	21d	1	0.90mi
2505 NW 6th St Unit 1221892P Bentonville, AR	4.0	2.0	2938	$4,627	$1.57	14d	1	1.05mi
107 NW Winfield Ln Bentonville, AR	3.0	2.0	2044	$2,695	$1.32	23d	1	1.06mi
649 SW 2nd St Bentonville, AR	4.0	3.0	2176	$4,700	$2.16	23d	1	1.09mi
103 SW E St Unit 1221849P Bentonville, AR	4.0	3.0	2454	$10,431	$4.25	23d	1	1.11mi
342 SW D St Bentonville, AR	3.0	2.5	1660	$1,995	$1.20	23d	1	1.33mi
442 SW Glover St Bentonville, AR	3.0	2.5	1893	$5,000	$2.64	23d	1	1.34mi
1403 NE Benjamin Grn Bentonville, AR	4.0	3.0	2386	$2,500	$1.05	21d	1	1.42mi
812 NE Heights Ln Bentonville, AR	3.0	2.0	1670	$2,600	$1.56	23d	1	1.43mi
444 SW B St Bentonville, AR	3.0	2.5	1608	$2,550	$1.59	23d	1	1.44mi
1410 NE Benjamin Grn Bentonville, AR	4.0	3.0	2089	$2,600	$1.24	21d	1	1.46mi
2318 SW Clover Ct Unit 1221889P Bentonville, AR	4.0	2.5	2551	$8,354	$3.27	21d	1	1.49mi
11 Valley View Cir Bentonville, AR	3.0	2.0	1455	$2,500	$1.72	23d	1	1.50mi
837 NE Heights Ln Bentonville, AR	3.0	2.0	1670	$2,600	$1.56	23d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $560,000 Active 163 DOM
2. 2026-06-17
   days on market $560,000 Active 162 DOM
3. 2026-06-15
   days on market $560,000 Active 160 DOM
4. 2026-06-14
   days on market $560,000 Active 158 DOM
5. 2026-06-10
   days on market $560,000 Active 155 DOM
6. 2026-06-09
   days on market $560,000 Active 154 DOM
7. 2026-06-08
   days on market $560,000 Active 153 DOM
8. 2026-06-07
   pricedays on market $560,000 Active 152 DOM
9. 2026-06-05
   days on market $575,000 Active 149 DOM
10. 2026-06-03
    days on market $575,000 Active 148 DOM
11. 2026-06-02
    days on market $575,000 Active 147 DOM
12. 2026-06-01
    days on market $575,000 Active 146 DOM
13. 2026-05-31
    days on market $575,000 Active 145 DOM
14. 2026-05-31
    days on market $575,000 Active 144 DOM
15. 2026-05-19
    price $575,000
16. 2026-04-15
    price $590,000
17. 2026-04-02
    price $595,000
18. 2026-03-16
    price $600,000
19. 2026-03-06
    price $630,000
20. 2026-01-06
    listed $650,000 Active
21. 2025-11-20
    soldstatus $2,800,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $2,959 · $247/mo
• Projected year-2 tax: $3,584 · $299/mo
• Expected delta: +$625/yr (+$52/mo · 21.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,504
• − Mortgage interest: −$31,369
• − Property taxes: −$2,959
• − Insurance: −$2,800
• − Repairs & maintenance: −$3,960
• − Management: −$3,960
• − Depreciation: −$16,291
• Taxable loss: −$11,835
• Est. tax savings @ 24.0%: +$2,840
• After-tax cash flow: $950/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Bentonville School District
• NCES district ID: 0503060
• Math proficiency: 59% ▼ -8.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $66,721
• Composite: 51.85/100
• National rank: #1661
• State rank: #3 of 238 in AR

Livability — Bentonville

• Score: 83/100
• State rank: #2
• US rank: #864

Category grades

Amenities F Commute B+ Cost of living B- Crime B+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bentonville, AR
• County: Benton County · 259,241 people
• City population: 67,689
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 38,690
• Household income: $110,514
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 932.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 66% Two or more races 17% Hispanic / Latino 10% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 2% Other Indo-European 2%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.76%
• Current HPI: 365.1641
• Rent YoY: ▲ 4.39%
• Metro: Fayetteville-Springdale-Rogers, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

-79.5% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $575,000 NWARMLS
• 2026-04-15 Price Changed $590,000 NWARMLS
• 2026-04-02 Price Changed $595,000 NWARMLS
• 2026-03-16 Price Changed $600,000 NWARMLS
• 2026-03-06 Price Changed $630,000 NWARMLS
• 2026-01-06 Listed $650,000 NWARMLS
• 2025-11-20 Sold (Public Records) $2,800,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,959 · +10.0% YoY. Source: county tax records.