Corner Storefront Property with Second
For Sale
$900,000
Pending
1701 & 1703 W Martin Luther King Boulevard, Fayetteville, AR 72701
CommercialSale, Fayetteville, AR
Property Size1,778 SF
Lot Size0.32 Acres
Days on Market48
Property Features for 1701 & 1703 W Martin Luther King Boulevard
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial
Lot features
Central Business District, Corner Lot
Directions
Head southwest on I-49 S,Take exit 62 to merge onto US-62 W toward AR-180 E/Farmington/Univ. of Ark.,Use the 2nd from the left lane to turn left onto US-62 E,Continue straight onto AR-180/W Martin Luther King Junior Blvd/M.L.K. Jr Blvd, property will be on the right.
Standard status
Pending
APN
765-07573-000
Size
1,778 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Description
PT LOT 12, BERT LEWIS S/D OF WASHINGTON COUNTY, AR S17-T16-R30 PARCEL: 765-07573-000
Tax Annual Amount
3816
Legal Description
PT LOT 12, BERT LEWIS S/D OF WASHINGTON COUNTY, AR S17-T16-R30 PARCEL: 765-07573-000
Building Details
Year built
1986
Listing Agency:
McNaughton Real Estate
(479) 442-9099
Listed By:
Amber Parrish · License #EB00052650
(479) 466-6152
Added: Aug 6
Changed: Aug 31
Last Checked: Sep 22 at 4:06PM
MLS# 1357920
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 commercial property includes two freestanding buildings totaling approximately 1,778 square feet on approximately 0.32 acres. The primary storefront has recent improvements and can accommodate retail, office, studio, or service-oriented operations. A second building adds separate workspace or storage capacity.
The property occupies the corner of W. Martin Luther King Jr. Boulevard and S. Beechwood Avenue, with frontage along a commercial corridor carrying an estimated 37,000 vehicles daily. I-1 Heavy Commercial and Light Industrial zoning supports a broad range of potential uses. The site is near the University of Arkansas, downtown Fayetteville, and I-49.
The property occupies the corner of W. Martin Luther King Jr. Boulevard and S. Beechwood Avenue, with frontage along a commercial corridor carrying an estimated 37,000 vehicles daily. I-1 Heavy Commercial and Light Industrial zoning supports a broad range of potential uses. The site is near the University of Arkansas, downtown Fayetteville, and I-49.
Key Highlights
- Two freestanding commercial buildings totaling approximately 1,778 SF
- Approximately 0.32 acres at the corner of W. Martin Luther King Jr. Boulevard and S. Beechwood Avenue
- Estimated 37,000 vehicles passing daily along the commercial corridor
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
$26,845
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
2.98%
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%
$536,900
$536.9K
Cap Rate 7%
$383,500
$383.5K
Cap Rate 9%
$298,278
$298.3K
Market Conditions
NOI Build-Up for 1,778 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
$38.4K $21.60/SF
− Vacancy
−$2.6K −$1.47/SF
EGI
$35.8K $20.13/SF
− OpEx
−$8.9K −$5.03/SF
NOI
$26.8K $15.10/SF
Area
Washington County, AR
Vacancy
6.80%
Lease Rate
$21.60 /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%
$536,900
Cap Rate 7%
$383,500
Cap Rate 9%
$298,278
Alternative Uses
Best Use
Office B
$383.5K
$335.6K – $447.4K
NOI $26,845 @ 7.0% cap · market cap 2.98%
Second Best
Retail
$298.9K
$261.6K – $348.7K
NOI $20,924 @ 7.0% cap · market cap 2.32%
Theoretical Best
Office A
$477.2K
$417.6K – $556.8K
NOI $33,407 @ 7.0% cap · market cap 3.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
37,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
339
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 72701, AR
48,269
Population
20,057
Households
2.4
Avg Household Size
28
Median Age
42%
College-Educated
93%
High-School Grad
126.0 sq mi
ZIP Area
383
Density / Sq Mi
$50,413
Median Household Income
$27,305
Median Earnings
$973
Median Rent
$323,900
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?
Storefront property - Updated primary space with a separate building provides room for retail, office, studio, or service-oriented uses.
Where is this storefront property located?
The property is located at 1701 & 1703 W Martin Luther King Boulevard Fayetteville, AR.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Two freestanding commercial buildings totaling approximately 1,778 SF; Approximately 0.32 acres at the corner of W. Martin Luther King Jr. Boulevard and S. Beechwood Avenue; Estimated 37,000 vehicles passing daily along the commercial corridor
