Renovated Single-Tenant Office
For Sale
$975,000
1129 NW J Street, Bentonville, AR 72712
CommercialSale, Bentonville, AR
Property Size2,567 SF
Lot Size0.27 Acres
Price / SF$379.82
Days on Market129
Property Features for 1129 NW J Street
General Information
Property type
Commercial Sale
Property subtype
Office
Parking
13
Lot features
Central Business District
Directions
From I-49: Take Exit 88 for Central Ave / AR-72 Head west on Central Ave toward downtown Bentonville Turn right onto Walton Blvd (US-71) Turn right onto NW 11th St Turn left onto NW J St The property will be on your right
Standard status
Active
APN
01-03532-000
Size
2,567 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Description
-
Tax Annual Amount
2975
Amenities
conference room
Building Details
Year built
2014
Floors in Building
1
Listing Agency:
Focus Commercial Real Estate
(479) 254-7000
Listed By:
Corey Fuhrman · License #AB00081934
(479) 504-2034
Added: May 5
Changed: Aug 31
Last Checked: Sep 10 at 10:06AM
MLS# 1347104
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 single-tenant office property contains ±2,567 SF in a functional layout with eight private offices, one conference room, and substantial natural light. The building was constructed in 2014 and received a full renovation in 2019, incorporating high-end finishes throughout. Parking includes 13 spaces, with four covered spaces available for occupants and visitors.
The property is located at 1129 NW J Street in Bentonville, 3.3 miles from Walmart's Home Office, 2.2 miles from I-49, and 1.8 miles from Downtown Bentonville. The current tenant is in place through May 1, 2027.
The property is located at 1129 NW J Street in Bentonville, 3.3 miles from Walmart's Home Office, 2.2 miles from I-49, and 1.8 miles from Downtown Bentonville. The current tenant is in place through May 1, 2027.
Key Highlights
- ±2,567 SF single‑tenant office building
- Full renovation completed in 2019 with high‑end finishes
- Eight private offices and one conference room
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
$39,834
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
4.09%
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%
$796,680
$796.7K
Cap Rate 7%
$569,057
$569.1K
Cap Rate 9%
$442,600
$442.6K
Market Conditions
NOI Build-Up for 2,567 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
$57.0K $22.20/SF
− Vacancy
−$3.9K −$1.51/SF
EGI
$53.1K $20.69/SF
− OpEx
−$13.3K −$5.17/SF
NOI
$39.8K $15.52/SF
Area
Benton County, AR
Vacancy
6.80%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
25.00%
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%
$796,680
Cap Rate 7%
$569,057
Cap Rate 9%
$442,600
Alternative Uses
Best Use
Office B
$569.1K
$497.9K – $663.9K
NOI $39,834 @ 7.0% cap · market cap 4.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$705.4K
$617.3K – $823.0K
NOI $49,380 @ 7.0% cap · market cap 5.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Office units
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
387
Businesses Nearby
Explore this area
Business Placement
Demographics for 72712, AR
38,053
Population
16,245
Households
2.3
Avg Household Size
34
Median Age
49%
College-Educated
94%
High-School Grad
51.8 sq mi
ZIP Area
735
Density / Sq Mi
$102,073
Median Household Income
$56,675
Median Earnings
$1,197
Median Rent
$401,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Updated in 2019 with enclosed offices, a conference room, abundant daylight, and on-site parking.
Where is this office building located?
The property is located at 1129 NW J Street Bentonville, AR.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: ±2,567 SF single‑tenant office building; Full renovation completed in 2019 with high‑end finishes; Eight private offices and one conference room
