Office Portfolio at Signalized
For Sale
$4,950,000
2003 & 2005 SE Walton Boulevard, Bentonville, AR 72712
COMMERCIAL - Bentonville, AR
Property Size18,285 SF
Price / SF$270.71
Days on Market145
Property Features for 2003 & 2005 SE Walton Boulevard
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial
Parking features
Parking Lot
Lot features
Corner Lot, City Lot
Directions
Corner of SE Walton Blvd and Medical Center Pkwy
Standard status
Active
APN
01-09230-000
Size
18,285 SF
Taxes and HOA fees
Tax Description
PLAT P3-327, P3-327A, P3-327B, REPLAT 5.22.02 P4-733. REPLAT 2006-1306 10/25/2006
Legal Description
PLAT P3-327, P3-327A, P3-327B, REPLAT 5.22.02 P4-733. REPLAT 2006-1306 10/25/2006
Building Details
Year built
2004
Listing Agency:
Moses Tucker Partners-Bentonville Branch
(479) 271-6118
Listed By:
Garrett Washington · License #SA00097040
(417) 274-0421
Added: Apr 2
Changed: Aug 19
Last Checked: Aug 24 at 6:06PM
MLS# 1341513
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.
The offering comprises two office buildings totaling 18,285 square feet at 2003 and 2005 SE Walton Boulevard. Built in 2004, the portfolio includes one fully occupied building and a second building that is currently vacant. A parking lot serves the property, while the signalized corner configuration supports access and visibility from Medical Center Parkway and SE Walton Boulevard.
The site records approximately 47,200 vehicles per day and provides roughly 288 linear feet along SE Walton Boulevard. Interstate 49 is 0.3 miles away, connecting the property with Northwest Arkansas. Walmart’s global headquarters is minutes from the site, and nearby services include Northwest Medical Center Hospital, retail, restaurants, lodging, and medical providers.
The site records approximately 47,200 vehicles per day and provides roughly 288 linear feet along SE Walton Boulevard. Interstate 49 is 0.3 miles away, connecting the property with Northwest Arkansas. Walmart’s global headquarters is minutes from the site, and nearby services include Northwest Medical Center Hospital, retail, restaurants, lodging, and medical providers.
Key Highlights
- 18,285‑square‑foot office portfolio consisting of 2003 and 2005 SE Walton Boulevard
- One building is fully occupied; the second building is vacant
- Signalized corner at Medical Center Parkway and SE Walton Boulevard
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
$283,743
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
5.73%
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%
$5,674,860
$5.7M
Cap Rate 7%
$4,053,471
$4.1M
Cap Rate 9%
$3,152,700
$3.2M
Market Conditions
NOI Build-Up for 18,285 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
$405.9K $22.20/SF
− Vacancy
−$27.6K −$1.51/SF
EGI
$378.3K $20.69/SF
− OpEx
−$94.6K −$5.17/SF
NOI
$283.7K $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%
$5,674,860
Cap Rate 7%
$4,053,471
Cap Rate 9%
$3,152,700
Alternative Uses
Best Use
Office B
$4.05M
$3.55M – $4.73M
NOI $283,743 @ 7.0% cap · market cap 5.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.02M
$4.40M – $5.86M
NOI $351,739 @ 7.0% cap · market cap 7.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,175
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
Market
Vacancy Rate% for Office 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?
Office building - Two adjoining office buildings offer an occupied component, a vacant building, and parking-lot access in a commercial corridor.
Where is this office building located?
The property is located at 2003 & 2005 SE Walton Boulevard Bentonville, AR.
What is the asking price?
The asking price for this property is $4,950,000.
What are key features of this property?
This property features: 18,285‑square‑foot office portfolio consisting of 2003 and 2005 SE Walton Boulevard; One building is fully occupied; the second building is vacant; Signalized corner at Medical Center Parkway and SE Walton Boulevard
