Office Building with Private
New
For Sale
$589,900
1311 SE C Street, Bentonville, AR 72712
CommercialSale, Bentonville, AR
Property Size1,664 SF
Lot Size0.23 Acres
Price / SF$354.51
Days on Market2
Property Features for 1311 SE C Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Residential Office
Parking features
Open
Appliances
ElectricWaterHeater
Lot features
Corner Lot, City Lot, Neighborhood
Directions
14th street (Hwy102) to right on C street House is on the corner
Standard status
Active
APN
01-03107-000
Size
1,664 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Description
Lot 8 of Hillcrest Add-Bentonville
Tax Annual Amount
2154
Legal Description
Lot 8 of Hillcrest Add-Bentonville
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1983
Floors in Building
1
Flooring type
Carpet, Tile
Building materials
Brick, Stucco
Roof type
Asphalt, Shingle
Listing Agency:
Coldwell Banker Harris McHaney & Faucette -Fayette · Coldwell Banker Real Estate
(479) 521-0220
Listed By:
Sean Morris · License #EB00048423
(479) 633-1390
Added: Sep 21
Last Checked: Sep 22 at 8:06AM
MLS# 1362729
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 1,664-square-foot office building, constructed in 1983, offers multiple private offices, reception or conference areas, two restrooms, and a custom kitchen. Recent work includes a new roof, updated exterior siding, soffit and fascia on much of the building, recessed lighting, custom kitchen cabinetry, fresh interior paint, commercial-grade carpet, and luxury vinyl flooring in the kitchen. The attached garage provides storage, while the large backyard adds usable outdoor space.
The property is situated on a 0.23-acre lot with prominent road frontage and is a few blocks from Downtown Bentonville. It carries T5.1 zoning, with permitted uses subject to verification. Construction includes brick and stucco, with central heating and cooling, public water, public sewer, and open parking.
The property is situated on a 0.23-acre lot with prominent road frontage and is a few blocks from Downtown Bentonville. It carries T5.1 zoning, with permitted uses subject to verification. Construction includes brick and stucco, with central heating and cooling, public water, public sewer, and open parking.
Key Highlights
- 1,664‑square‑foot office building on a 0.23‑acre lot
- T5.1 zoning with permitted uses subject to verification
- Multiple private offices, reception or conference areas, two restrooms, and custom kitchen
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
$25,822
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
4.38%
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%
$516,440
$516.4K
Cap Rate 7%
$368,886
$368.9K
Cap Rate 9%
$286,911
$286.9K
Market Conditions
NOI Build-Up for 1,664 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
$36.9K $22.20/SF
− Vacancy
−$2.5K −$1.51/SF
EGI
$34.4K $20.69/SF
− OpEx
−$8.6K −$5.17/SF
NOI
$25.8K $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%
$516,440
Cap Rate 7%
$368,886
Cap Rate 9%
$286,911
Alternative Uses
Best Use
Office B
$368.9K
$322.8K – $430.4K
NOI $25,822 @ 7.0% cap · market cap 4.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$457.3K
$400.1K – $533.5K
NOI $32,010 @ 7.0% cap · market cap 5.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
940
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
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Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - T5.1-zoned office property with a flexible layout, attached garage, outdoor area, and recent interior and exterior improvements.
Where is this office building located?
The property is located at 1311 SE C Street Bentonville, AR.
What is the asking price?
The asking price for this property is $589,900.
What are key features of this property?
This property features: 1,664‑square‑foot office building on a 0.23‑acre lot; T5.1 zoning with permitted uses subject to verification; Multiple private offices, reception or conference areas, two restrooms, and custom kitchen
