Highway Retail
For Sale
$695,000
1400 Us-412, Siloam Springs, AR 72761
CommercialSale, Siloam Springs, AR
Property Size3,829 SF
Lot Size0.87 Acres
Price / SF$181.51
Days on Market380
Property Features for 1400 Us-412
General Information
Property type
Commercial Sale
Property subtype
Retail
Directions
To reach the property at 1400 US Highway 412 West in Siloam Springs, take I-49 to exit at Sunset Blvd and head west. The property will be on the left side of the highway.
Standard status
Active
APN
03-01925-000
Size
3,829 SF
Lot size
0.87 Acres
Taxes and HOA fees
Tax Description
A PART OF LOT 6. DARBY PLACE AS FILED FOR RECORD MAY 23. 1895. SILOAM SPRINGS. BENTON COUNTY. ARKANSAS MORE PARTICULARLY DESCRIBED AS FOLLOWS:
Tax Annual Amount
6575
Legal Description
A PART OF LOT 6. DARBY PLACE AS FILED FOR RECORD MAY 23. 1895. SILOAM SPRINGS. BENTON COUNTY. ARKANSAS MORE PARTICULARLY DESCRIBED AS FOLLOWS:
Building Details
Year built
2014
Listing Agency:
CBRE, Inc-Fayetteville
(479) 301-2520
Listed By:
David Erstine · License #EB00052105
(479) 249-6199
Added: Aug 20, 2025
Changed: Sep 3
Last Checked: Sep 3 at 7:06AM
MLS# 1319092
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 retail property is located at 1400 US Highway 412 West in Siloam Springs, Arkansas. The site includes 0.87 acres and a commercial improvement constructed in 2014.
The property includes parcel #03-01925-001, situated adjacent to the south, with direct access to Kenwood St. Its US Highway 412 address and secondary street access provide two identified access points for the site.
The property includes parcel #03-01925-001, situated adjacent to the south, with direct access to Kenwood St. Its US Highway 412 address and secondary street access provide two identified access points for the site.
Key Highlights
- Retail property at 1400 US Highway 412 West
- 0.87‑acre site
- Commercial improvement constructed in 2014
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
$43,559
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
6.27%
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%
$871,180
$871.2K
Cap Rate 7%
$622,271
$622.3K
Cap Rate 9%
$483,989
$484.0K
Market Conditions
NOI Build-Up for 3,829 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
$66.6K $17.40/SF
− Vacancy
−$4.4K −$1.15/SF
EGI
$62.2K $16.25/SF
− OpEx
−$18.7K −$4.88/SF
NOI
$43.6K $11.38/SF
Area
Benton County, AR
Vacancy
6.60%
Lease Rate
$17.40 /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%
$871,180
Cap Rate 7%
$622,271
Cap Rate 9%
$483,989
Alternative Uses
Best Use
Retail
$622.3K
$544.5K – $726.0K
NOI $43,559 @ 7.0% cap · market cap 6.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.05M
$920.7K – $1.23M
NOI $73,656 @ 7.0% cap · market cap 10.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
435
Businesses Nearby
117k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 36%
Dining 30%
Groceries 29%
Apparel 4%
McDonald's
Dining
34,552 visits/mo
0.2 miles
Walmart Neighborhood Market
Groceries
34,467 visits/mo
0.1 miles
Dollar Tree
Shops & Services
31,979 visits/mo
0.1 miles
Arvest Bank
Shops & Services
10,099 visits/mo
0.2 miles
Hibbett Sports
Apparel
3,258 visits/mo
0.1 miles
Demographics for 72761, AR
23,731
Population
9,101
Households
2.6
Avg Household Size
33
Median Age
29%
College-Educated
86%
High-School Grad
114.1 sq mi
ZIP Area
208
Density / Sq Mi
$69,620
Median Household Income
$35,724
Median Earnings
$936
Median Rent
$218,700
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?
Retail space - Commercial retail space with access to Kenwood St. through an adjoining parcel.
Where is this retail space located?
The property is located at 1400 Us-412 Siloam Springs, AR.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: Retail property at 1400 US Highway 412 West; 0.87‑acre site; Commercial improvement constructed in 2014
