Updated Office
For Sale
$429,999
Pending
2172 N Thompson Street, Springdale, AR 72764
COMMERCIAL - Springdale, AR
Property Size1,292 SF
Lot Size0.54 Acres
Days on Market1680
Property Features for 2172 N Thompson Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Parking features
Parking Lot
Appliances
ElectricWaterHeater
Lot features
Central Business District, City Lot
Directions
71 Business North right at the corner of 71 Business and Randall Wobbe.
Standard status
Pending
APN
815-29695-000
Size
1,292 SF
Lot size
0.54 Acres
Taxes and HOA fees
Tax Description
PT E1/2 SE NE .54 AC. 85 X 275 FURTHER DESCRIBED FROM 2014-10690 AS: PART OF THE SOUTHEAST QUARTER (SE) OF THE NORTHEAST QUARTER (NE) OF SECTION TWENTY-SIX (26), TOWNSHIP EIGHTEEN (18) NORTH, RANGE THIRTY (30) WEST, IN THE CITY OF SPRINGDALE, WASHINGTON
Legal Description
PT E1/2 SE NE .54 AC. 85 X 275 FURTHER DESCRIBED FROM 2014-10690 AS: PART OF THE SOUTHEAST QUARTER (SE) OF THE NORTHEAST QUARTER (NE) OF SECTION TWENTY-SIX (26), TOWNSHIP EIGHTEEN (18) NORTH, RANGE THIRTY (30) WEST, IN THE CITY OF SPRINGDALE, WASHINGTON
Utilities
Heating system
Central, Natural Gas
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1958
Flooring type
Simulatedwood, Laminate, Tile
Building materials
Brick
Roof type
Shingle
Listing Agency:
The Griffin Company Commercial Division-Springdale · Weichert
(479) 756-1003
Listed By:
Marcy Chavez · License #SA59605-D01
(479) 251-1300
Added: Jan 12, 2022
Changed: Aug 19
Last Checked: Aug 19 at 9:06AM
MLS# 1206746
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 1,292-square-foot office building offers a practical commercial layout with office space, a kitchen, restroom, and water heater. The 1958 brick building includes laminate, tile, and simulated wood flooring, along with central heating powered by natural gas and electric central air conditioning. A shingle roof and public water service are also in place.
Recent improvements include the roof, flooring, interior and exterior paint, windows, insulation, blinds, fans, and stove. The property sits on 0.54 acres at 2172 N Thompson Street in Springdale, with a dedicated parking lot serving the building.
Recent improvements include the roof, flooring, interior and exterior paint, windows, insulation, blinds, fans, and stove. The property sits on 0.54 acres at 2172 N Thompson Street in Springdale, with a dedicated parking lot serving the building.
Key Highlights
- 1,292 SF office building on 0.54 acres
- 1958 brick construction with shingle roof
- Recent roof, flooring, paint, windows, insulation, blinds, fans, and stove improvements
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
$19,507
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
4.54%
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%
$390,140
$390.1K
Cap Rate 7%
$278,671
$278.7K
Cap Rate 9%
$216,744
$216.7K
Market Conditions
NOI Build-Up for 1,292 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
$27.9K $21.60/SF
− Vacancy
−$1.9K −$1.47/SF
EGI
$26.0K $20.13/SF
− OpEx
−$6.5K −$5.03/SF
NOI
$19.5K $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%
$390,140
Cap Rate 7%
$278,671
Cap Rate 9%
$216,744
Alternative Uses
Best Use
Office B
$278.7K
$243.8K – $325.1K
NOI $19,507 @ 7.0% cap · market cap 4.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$346.8K
$303.5K – $404.6K
NOI $24,276 @ 7.0% cap · market cap 5.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
282
Businesses Nearby
Explore this area
Business Placement
Demographics for 72764, AR
60,786
Population
20,781
Households
2.9
Avg Household Size
30
Median Age
20%
College-Educated
72%
High-School Grad
66.2 sq mi
ZIP Area
918
Density / Sq Mi
$61,569
Median Household Income
$34,552
Median Earnings
$984
Median Rent
$226,100
Median Home Value
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 - Office property with kitchen, restroom, parking lot, and central heating and cooling.
Where is this office building located?
The property is located at 2172 N Thompson Street Springdale, AR.
What is the asking price?
The asking price for this property is $429,999.
What are key features of this property?
This property features: 1,292 SF office building on 0.54 acres; 1958 brick construction with shingle roof; Recent roof, flooring, paint, windows, insulation, blinds, fans, and stove improvements
