Storefront Retail
For Sale
$420,000
311 E Pickens Road, Pea Ridge, AR 72751
COMMERCIAL - Pea Ridge, AR
Property Size1,140 SF
Lot Size0.20 Acres
Price / SF$368.42
Days on Market164
Property Features for 311 E Pickens Road
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Central Business District
Directions
Take Hwy 94 (which is also North Curtis Avenue) North to Pickens Rd. turn right. Property is on the right.
Standard status
Active
APN
13-00041-000
Size
1,140 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Description
PART OF THE FRL. NW 1/4 OF THE NW 1/4 OF SECTION 31 IN TOWNSHIP 21 NORTH OF RANGE 29 WEST, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT 1055.4 FEET SOUTH AND 17.5 FEET EAST OF THE NW CORNER OF SAID 40 ACRES; RUNNING THENCE EAST 120 FEET; THENCE NORTH 8 3 FE
Tax Annual Amount
856
Legal Description
PART OF THE FRL. NW 1/4 OF THE NW 1/4 OF SECTION 31 IN TOWNSHIP 21 NORTH OF RANGE 29 WEST, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT 1055.4 FEET SOUTH AND 17.5 FEET EAST OF THE NW CORNER OF SAID 40 ACRES; RUNNING THENCE EAST 120 FEET; THENCE NORTH 8 3 FE
Building Details
Year built
1980
Listing Agency:
Red Box Realty
(479) 750-4663
Listed By:
Richard Holly · License #SA00082464
(479) 879-2842
Added: Mar 10
Changed: Aug 4
Last Checked: Aug 20 at 9:06AM
MLS# 1338856
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 storefront retail property includes a 1,140-square-foot commercial building situated on 0.2 acres. Constructed in 1980, the property offers an existing retail-oriented structure for a purchaser evaluating a smaller-format commercial asset.
The property is located at 311 E Pickens Road in Pea Ridge, Arkansas, within Benton County and ZIP code 72751. Its storefront configuration and established building footprint provide a straightforward basis for retail property review.
The property is located at 311 E Pickens Road in Pea Ridge, Arkansas, within Benton County and ZIP code 72751. Its storefront configuration and established building footprint provide a straightforward basis for retail property review.
Key Highlights
- 1,140‑square‑foot storefront retail property
- 0.2‑acre commercial parcel
- Built in 1980
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
$12,969
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
3.09%
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%
$259,380
$259.4K
Cap Rate 7%
$185,271
$185.3K
Cap Rate 9%
$144,100
$144.1K
Market Conditions
NOI Build-Up for 1,140 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
$19.8K $17.40/SF
− Vacancy
−$1.3K −$1.15/SF
EGI
$18.5K $16.25/SF
− OpEx
−$5.6K −$4.88/SF
NOI
$13.0K $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%
$259,380
Cap Rate 7%
$185,271
Cap Rate 9%
$144,100
Alternative Uses
Best Use
Retail
$185.3K
$162.1K – $216.2K
NOI $12,969 @ 7.0% cap · market cap 3.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$313.3K
$274.1K – $365.5K
NOI $21,930 @ 7.0% cap · market cap 5.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 - Existing retail storefront on a compact commercial parcel in Pea Ridge.
Where is this storefront property located?
The property is located at 311 E Pickens Road Pea Ridge, AR.
What is the asking price?
The asking price for this property is $420,000.
What are key features of this property?
This property features: 1,140‑square‑foot storefront retail property; 0.2‑acre commercial parcel; Built in 1980
