Turnkey Restaurant with
For Sale
$475,000
1209 Edison Avenue, Benton, AR 72015
COMMERCIAL - Benton, AR
Property Size2,150 SF
Lot Size1.07 Acres
Price / SF$220.93
Days on Market142
Property Features for 1209 Edison Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
20
Directions
From Benton Parkway Right on Edison Ave Poperty is on the left just pst cox st..
Subdivision
BENTON
Standard status
Active
Size
2,150 SF
Lot size
1.07 Acres
Taxes and HOA fees
Tax Description
see documents
Tax Annual Amount
1165
Legal Description
see documents
Building Details
Year built
1938
Floors in Building
1
Listing Agency:
McGraw Realtors - Benton
(501) 443-8300
Listed By:
James Pianalto
(501) 317-0864
Added: Apr 7
Changed: Aug 4
Last Checked: Aug 26 at 4:06AM
MLS# 26013383
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. 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.
Turnkey, ready-to-open restaurant for sale at 1209 Edison Avenue in Benton, AR. The property includes a fully equipped commercial kitchen with fryers, burners, an oven, meal prep tables, refrigerators, freezers, plates, pots, pans, and utensils. A full-service bar with beers on tap and large TVs is included, along with a drive-through window for quick-service orders.
Outside, the setup offers a large covered deck/patio for outdoor dining and a screened-in smoker area for BBQ. The site totals 1.07 acres, with parking and a large cleared field behind the building.
The listed size is 2,150 square feet. Public remarks indicate recent peak three-month performance of $45,000 to $60,000 in gross sales per month.
Outside, the setup offers a large covered deck/patio for outdoor dining and a screened-in smoker area for BBQ. The site totals 1.07 acres, with parking and a large cleared field behind the building.
The listed size is 2,150 square feet. Public remarks indicate recent peak three-month performance of $45,000 to $60,000 in gross sales per month.
Key Highlights
- 1938‑built, ready‑to‑open restaurant on one of Benton’s busiest roads
- Fully equipped commercial kitchen includes fryers, burners, oven, meal prep tables, refrigerators, freezers, and utensils
- Full‑service bar with beers on tap plus large TVs, with a drive‑through window for quick‑service revenue
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
$21,804
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
4.59%
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%
$436,080
$436.1K
Cap Rate 7%
$311,486
$311.5K
Cap Rate 9%
$242,267
$242.3K
Market Conditions
NOI Build-Up for 2,150 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
$31.0K $14.40/SF
− Vacancy
−$1.9K −$0.88/SF
EGI
$29.1K $13.52/SF
− OpEx
−$7.3K −$3.38/SF
NOI
$21.8K $10.14/SF
Area
Saline County, AR
Vacancy
6.10%
Lease Rate
$14.40 /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%
$436,080
Cap Rate 7%
$311,486
Cap Rate 9%
$242,267
Alternative Uses
Best Use
Specialty Retail
$311.5K
$272.6K – $363.4K
NOI $21,804 @ 7.0% cap · market cap 4.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$469.2K
$410.5K – $547.4K
NOI $32,843 @ 7.0% cap · market cap 6.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
194
Businesses Nearby
3k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Conoco
Shops & Services
2,632 visits/mo
0.2 miles
Demographics for 72015, AR
28,597
Population
12,148
Households
2.4
Avg Household Size
37
Median Age
22%
College-Educated
92%
High-School Grad
85.0 sq mi
ZIP Area
336
Density / Sq Mi
$64,550
Median Household Income
$44,219
Median Earnings
$1,013
Median Rent
$169,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Fully equipped restaurant with drive-through window, covered patio, and screened smoker area on 1.07 acres.
Where is this conventional restaurant located?
The property is located at 1209 Edison Avenue Benton, AR.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 1938‑built, ready‑to‑open restaurant on one of Benton’s busiest roads; Fully equipped commercial kitchen includes fryers, burners, oven, meal prep tables, refrigerators, freezers, and utensils; Full‑service bar with beers on tap plus large TVs, with a drive‑through window for quick‑service revenue
