Fully Occupied Storefront
For Sale
$549,941
Pending
203 E Pickens Road, Pea Ridge, AR 72751
CommercialSale, Pea Ridge, AR
Property Size2,462 SF
Lot Size0.16 Acres
Days on Market301
Property Features for 203 E Pickens Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Directions
Located near the intersection of Pickens Rd & Hwy 94.
Standard status
Pending
APN
13-00206-000
Size
2,462 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
PT NE NE BEG 60.9 RDS S - 191.5' W NE/C W56' S128' E56' N128' POB
Tax Annual Amount
1001
Legal Description
PT NE NE BEG 60.9 RDS S - 191.5' W NE/C W56' S128' E56' N128' POB
Amenities
new mechanical and electrical infrastructure
Listing Agency:
Moses Tucker Partners-Bentonville Branch
(479) 271-6118
Listed By:
Garrett Washington · License #SA00097040
(417) 274-0421
Added: Oct 28, 2025
Changed: Aug 20
Last Checked: Aug 24 at 9:06AM
MLS# 1326844
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 2,462-square-foot storefront property is fully occupied and benefits from newly installed mechanical and electrical infrastructure. The asset sits on a 0.16-acre lot at 203 E Pickens Road in Pea Ridge, Arkansas, providing a compact commercial footprint with an established occupancy profile.
The property is positioned near the intersection of E Pickens Road and Hwy 94, where traffic volume is reported at 17,000 vehicles per day. Pea Ridge Veterans Memorial, Pea Ridge Intermediate School, and Pea Ridge Pre-K are located across the street. Planned area additions cited for Pea Ridge include a Walmart Supercenter, Tractor Supply store, and championship-level disc golf course.
The property is positioned near the intersection of E Pickens Road and Hwy 94, where traffic volume is reported at 17,000 vehicles per day. Pea Ridge Veterans Memorial, Pea Ridge Intermediate School, and Pea Ridge Pre-K are located across the street. Planned area additions cited for Pea Ridge include a Walmart Supercenter, Tractor Supply store, and championship-level disc golf course.
Key Highlights
- 100% occupied storefront property
- 2,462 square feet on a 0.16‑acre lot
- New mechanical and electrical infrastructure
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
$28,008
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
5.09%
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%
$560,160
$560.2K
Cap Rate 7%
$400,114
$400.1K
Cap Rate 9%
$311,200
$311.2K
Market Conditions
NOI Build-Up for 2,462 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
$42.8K $17.40/SF
− Vacancy
−$2.8K −$1.15/SF
EGI
$40.0K $16.25/SF
− OpEx
−$12.0K −$4.88/SF
NOI
$28.0K $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%
$560,160
Cap Rate 7%
$400,114
Cap Rate 9%
$311,200
Alternative Uses
Best Use
Retail
$400.1K
$350.1K – $466.8K
NOI $28,008 @ 7.0% cap · market cap 5.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$676.6K
$592.0K – $789.3K
NOI $47,360 @ 7.0% cap · market cap 8.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
17,000 VPD
Traffic count
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
124
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 72751, AR
8,361
Population
3,487
Households
2.4
Avg Household Size
34
Median Age
24%
College-Educated
92%
High-School Grad
24.1 sq mi
ZIP Area
347
Density / Sq Mi
$92,173
Median Household Income
$44,510
Median Earnings
$1,395
Median Rent
$258,200
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.
Similar Off Market Nearby
- The Cottage Flower Shop — 378 N Curtis Ave, Pea Ridge, AR 72751
Frequently Asked Questions
What type of property is this?
Storefront property - Fully leased commercial storefront with upgraded mechanical and electrical systems in a visible, school-adjacent setting.
Where is this storefront property located?
The property is located at 203 E Pickens Road Pea Ridge, AR.
What is the asking price?
The asking price for this property is $549,941.
What are key features of this property?
This property features: 100% occupied storefront property; 2,462 square feet on a 0.16‑acre lot; New mechanical and electrical infrastructure
