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    Development Land with Utilities On-Site Title is generated by Realmo AI

    2201 McCollum Drive lot 1 Of L20201, Bentonville, AR 72712

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    New
    For Sale
    $4,800,000

    LAND - Bentonville, AR

    Lot size:
    6.62 Acres
    Added:
    Jun 2, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 4 at 5:06 pm

    Property Features for 2201 McCollum Drive lot 1 Of L20201

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Standard status
    Active
    APN
    15-18979-000
    Lot size
    6.62 Acres

    Taxes and HOA fees

    Tax Description
    PLAT 3/01/2019 L201909343 & REPLAT 4/6/2020 L202018591
    Tax Annual Amount
    859

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public
    Water front features
    Pond

    We can help!

    Listing Contact
    The Duley Group

    Listing agent The Duley Group

    Listing office Keller Williams Market Pro Realty - Rogers Branch 2225 Bellview Rd, Fayetteville, AR

    Listing date Jun 2, 2026

    MLS# 1348933 Listing URL

    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.

    HighLights

    • ±6.62‑acre tract with a pond feature and public utilities.
    • Strong I‑49 visibility just 1.5 miles from Exit 88.
    • Outside Bentonville city limits with agricultural zoning.
    • Utilities: private well on site, Carroll Electric on site, natural gas nearby, and public sewer access ~900 ft southwest.
    • Planned roadway improvements include the proposed J Street interchange and McCollum Drive expansion.

    Overview

    This offering consists of a 6.62-acre commercial land tract with an agricultural zoning designation and utility infrastructure on site. The property includes a private well and Carroll Electric. Natural gas is noted as nearby, and sewer access is approximately 900 feet southwest of the site. The land is being marketed as a flexible development parcel with multiple potential end uses identified in the listing.

    The property is located outside Bentonville city limits and is described as having I-49 visibility approximately 1.5 miles from Exit 88. The remarks also reference planned roadway improvements, including a proposed J Street interchange and an expansion of McCollum Drive, intended to improve accessibility across the area.

    For tenants, buyers, and developers, this site may be a fit for projects seeking an undeveloped parcel with basic on-site utility service. The listing specifically mentions potential uses such as multifamily, retail, office, mixed use, church campus, dealership, or other future investment opportunities. Prospective parties should review local requirements for any specific development type, as the property’s current zoning is agricultural.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Bentonville
    County
    Benton
    State
    Arkansas
    Longitude
    -94.184204
    Latitude
    36.39487

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    FAQs

    What type of property is this?
    Commercial land - Agricultural-zoned tract with private well and electric on site, positioned near I-49 and planned interchange and road improvements.
    Where is this commercial land located?
    The property is located at 2201 McCollum Drive lot 1 Of L20201 Bentonville, AR.
    What is the asking price?
    The asking price for this property is $4,800,000.
    What are key features of this property?
    This property features: ±6.62‑acre tract with a pond feature and public utilities.; Strong I‑49 visibility just 1.5 miles from Exit 88.; Outside Bentonville city limits with agricultural zoning.
    (479) 616-4663
    We can help!
    Listing Contact
    The Duley Group
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    2201 McCollum Drive lot: 1 Of L20201, Bentonville, AR 72712
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