12-Suite Shopping
For Sale
$1,898,000
Pending
1039 S Gutensohn Road, Springdale, AR 72762
CommercialSale, Springdale, AR
Property Size12,971 SF
Lot Size1.43 Acres
Days on Market146
Property Features for 1039 S Gutensohn Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
Commercial
Lot features
Central Business District, City Lot
Directions
I49 S to Sunset Ave/Highway 412 Exit. Left onto Sunset Ave. Left onto Gutensohn. Southwest Plaza is on the right.
Standard status
Pending
APN
815-25982-000
Size
12,971 SF
Lot size
1.43 Acres
Taxes and HOA fees
Tax Description
N 240 FT LOTS 21 & 22 ALSO PT SW NE 3-17-30 FURTHER DESCRIBED FROM 2014-15812 AS: 240 FEET OF EQUAL AND UNIFORM WIDTH OFF THE NORTH SIDE OF LOTS 21 AND 22, BLOCK 2, M.L. STULTS SUBDIVISION, SPRINGDALE, WASHINGTON COUNTY, ARKANSAS, AS SHOWN ON PLAT RE CORD
Tax Annual Amount
9945
Legal Description
N 240 FT LOTS 21 & 22 ALSO PT SW NE 3-17-30 FURTHER DESCRIBED FROM 2014-15812 AS: 240 FEET OF EQUAL AND UNIFORM WIDTH OFF THE NORTH SIDE OF LOTS 21 AND 22, BLOCK 2, M.L. STULTS SUBDIVISION, SPRINGDALE, WASHINGTON COUNTY, ARKANSAS, AS SHOWN ON PLAT RE CORD
Building Details
Year built
1986
Floors in Building
1
Number of units
12
Listing Agency:
Keller Williams Market Pro Realty Branch Office · Keller Williams Realty
(479) 657-6797
Listed By:
Gleghorn Team
(479) 633-3077
Added: Apr 13
Changed: Aug 19
Last Checked: Sep 5 at 4:06PM
MLS# 1342680
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 shopping center contains 12,971 square feet across 12 tenant suites on a 1.433-acre parcel. Constructed in 1986, the property is fully leased and offers a multi-suite retail configuration suited to established commercial occupancy.
Located at 1039 S Gutensohn Road in Springdale, Arkansas, the center is positioned within Washington County’s commercial market. The property combines a substantial retail footprint with an existing leased configuration in a single shopping center asset.
Located at 1039 S Gutensohn Road in Springdale, Arkansas, the center is positioned within Washington County’s commercial market. The property combines a substantial retail footprint with an existing leased configuration in a single shopping center asset.
Key Highlights
- Fully leased shopping center with 12 tenant suites
- 12,971 square feet of retail space
- Situated on 1.433 acres
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
$152,648
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
8.04%
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%
$3,052,960
$3.1M
Cap Rate 7%
$2,180,686
$2.2M
Cap Rate 9%
$1,696,089
$1.7M
Market Conditions
NOI Build-Up for 12,971 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
$233.5K $18.00/SF
− Vacancy
−$15.4K −$1.19/SF
EGI
$218.1K $16.81/SF
− OpEx
−$65.4K −$5.04/SF
NOI
$152.6K $11.77/SF
Area
Washington County, AR
Vacancy
6.60%
Lease Rate
$18.00 /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%
$3,052,960
Cap Rate 7%
$2,180,686
Cap Rate 9%
$1,696,089
Alternative Uses
Best Use
Retail
$2.18M
$1.91M – $2.54M
NOI $152,648 @ 7.0% cap · market cap 8.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.48M
$3.05M – $4.06M
NOI $243,714 @ 7.0% cap · market cap 12.84%
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
640
Businesses Nearby
109k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 36%
Groceries 32%
Dining 29%
Home Improvements & Furnishings 2%
Walmart Neighborhood Market
Groceries
34,840 visits/mo
0.3 miles
Kum & Go
Shops & Services
21,042 visits/mo
0.2 miles
7 Brew Coffee
Dining
19,330 visits/mo
0.2 miles
Bank of America
Shops & Services
5,855 visits/mo
0.3 miles
Little Caesars Pizza
Dining
4,755 visits/mo
0.1 miles
Demographics for 72762, AR
42,175
Population
17,270
Households
2.4
Avg Household Size
36
Median Age
33%
College-Educated
85%
High-School Grad
58.1 sq mi
ZIP Area
726
Density / Sq Mi
$80,678
Median Household Income
$42,066
Median Earnings
$1,118
Median Rent
$278,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Fully leased retail center configured with multiple tenant suites and established commercial use.
Where is this shopping center located?
The property is located at 1039 S Gutensohn Road Springdale, AR.
What is the asking price?
The asking price for this property is $1,898,000.
What are key features of this property?
This property features: Fully leased shopping center with 12 tenant suites; 12,971 square feet of retail space; Situated on 1.433 acres
