Four-Unit Retail Shopping
For Sale
$1,250,000
274 E Robinson Avenue, Springdale, AR 72764
CommercialSale, Springdale, AR
Property Size5,000 SF
Lot Size0.48 Acres
Price / SF$250
Days on Market186
Property Features for 274 E Robinson Avenue
General Information
Property type
Commercial Sale
Property subtype
Retail
Parking features
Parking Lot
Lot features
Central Business District
Directions
Take I-49 N to US-71B N in Fayetteville, then take the US-71B N exit. Continue on US-71B N until you reach W Robinson Ave in Springdale. Make a slight right onto W Robinson Ave, and the property will be on the left.
Standard status
Active
APN
815-27772-000
Size
5,000 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Description
Lot 11, Block 0, County Court, Washington County, Arkansas
Tax Annual Amount
5684
Legal Description
Lot 11, Block 0, County Court, Washington County, Arkansas
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
2007
Number of units
4
Flooring type
Laminate
Building materials
Stucco
Listing Agency:
Keller Williams Market Pro Realty - Rogers Branch · Keller Williams Realty
(479) 718-2800
Listed By:
The Diaz Team
(479) 426-9107
Added: Mar 19
Changed: Aug 19
Last Checked: Sep 20 at 11:06AM
MLS# 1339152
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 5,000-square-foot shopping center contains four separate retail units within a stucco building completed in 2007. Existing occupants include a granite showroom, tattoo shop, grocery store, and restaurant, demonstrating the property’s varied commercial configuration. Laminate flooring and a surface parking lot support everyday retail operations, while the roof was replaced in 2022.
The property fronts E Robinson Avenue, also identified as HWY 412, in Springdale, Arkansas. The corridor carries a reported 26,000 vehicles daily, and the site is positioned near local shops, restaurants, and residential neighborhoods. Public water and public sewer serve the property.
Leases are structured as modified gross, with the landlord responsible for taxes, insurance, garbage, and lawn care; tenants pay utilities and interior expenses.
The property fronts E Robinson Avenue, also identified as HWY 412, in Springdale, Arkansas. The corridor carries a reported 26,000 vehicles daily, and the site is positioned near local shops, restaurants, and residential neighborhoods. Public water and public sewer serve the property.
Leases are structured as modified gross, with the landlord responsible for taxes, insurance, garbage, and lawn care; tenants pay utilities and interior expenses.
Key Highlights
- 5,000‑square‑foot shopping center with 4 individual retail units
- Located on E Robinson Avenue, identified as HWY 412
- Reported 26,000 daily traffic count along the main road
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
$58,842
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
4.71%
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%
$1,176,840
$1.2M
Cap Rate 7%
$840,600
$840.6K
Cap Rate 9%
$653,800
$653.8K
Market Conditions
NOI Build-Up for 5,000 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
$90.0K $18.00/SF
− Vacancy
−$5.9K −$1.19/SF
EGI
$84.1K $16.81/SF
− OpEx
−$25.2K −$5.04/SF
NOI
$58.8K $11.77/SF
Area
Washington County, AR
Vacancy
6.60%
Lease Rate
$18.00 /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%
$1,176,840
Cap Rate 7%
$840,600
Cap Rate 9%
$653,800
Alternative Uses
Best Use
Retail
$840.6K
$735.5K – $980.7K
NOI $58,842 @ 7.0% cap · market cap 4.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.34M
$1.17M – $1.57M
NOI $93,946 @ 7.0% cap · market cap 7.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
26,000 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
502
Businesses Nearby
18k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 68%
Shops & Services 28%
Home Improvements & Furnishings 4%
Popeyes Louisiana Kitchen
Dining
12,026 visits/mo
0.2 miles
Tidal Wave Auto Spa
Shops & Services
2,260 visits/mo
0.2 miles
FedEx Office Print & Ship Center
Shops & Services
1,841 visits/mo
0.1 miles
Graybar
Home Improvements & Furnishings
717 visits/mo
0.2 miles
Napa Auto Parts
Shops & Services
628 visits/mo
0.1 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Shopping center - Flexible commercial layout with customer parking and multiple established retail uses along a major Springdale thoroughfare.
Where is this shopping center located?
The property is located at 274 E Robinson Avenue Springdale, AR.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 5,000‑square‑foot shopping center with 4 individual retail units; Located on E Robinson Avenue, identified as HWY 412; Reported 26,000 daily traffic count along the main road
