Brick Office Building with Suite
For Sale
$2,500,000
Pending
3887 N Crossover Road, Fayetteville, AR 72703
CommercialSale, Fayetteville, AR
Property Size8,484 SF
Lot Size0.78 Acres
Days on Market127
Property Features for 3887 N Crossover Road
General Information
Property type
Commercial Sale
Property subtype
Office
Security features
Security
Lot features
Central Business District, Corner Lot
Directions
From 71B turn east on Joyce Blvd. 1.5 miles. Turn left on Millennium Drive 0.2 miles. Property is on the left.
Standard status
Pending
APN
765-22000-000
Size
8,484 SF
Lot size
0.78 Acres
Taxes and HOA fees
Tax Description
Lot 10 Millenium Place Comm. Subdivision, City of Fayetteville, Washington County, AR
Tax Annual Amount
19329
Legal Description
Lot 10 Millenium Place Comm. Subdivision, City of Fayetteville, Washington County, AR
Utilities
Sewer type
Public Sewer
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
2007
Floors in Building
1
Number of units
3
Building materials
Brick
Listing Agency:
Keller Williams Market Pro Realty Branch Office · Keller Williams Realty
(479) 657-6797
Listed By:
Jenelle McMann · License #EB00074361
(479) 270-4474
Added: May 1
Changed: Sep 1
Last Checked: Sep 4 at 4:06AM
MLS# 1344877
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.
Built in 2007, this 8,484-square-foot office property occupies 0.78 acres on North Crossover Road in Fayetteville. Brick construction, central electric air conditioning, and public water and sewer serve the building. The existing layout supports office use, with potential to configure the space into three suites. A portion is leased to an end user, providing an existing occupancy component for consideration.
The property is positioned in an area described as having high traffic and strong business visibility. Surrounding development includes a new school and additional expansion activity. Its location, flexible suite configuration, and office-oriented improvements provide a practical commercial setting for an owner-user or continued multi-suite use.
The property is positioned in an area described as having high traffic and strong business visibility. Surrounding development includes a new school and additional expansion activity. Its location, flexible suite configuration, and office-oriented improvements provide a practical commercial setting for an owner-user or continued multi-suite use.
Key Highlights
- 8,484‑square‑foot office building on 0.78 acres
- Built in 2007 with brick construction
- Space may be divided into three suites
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
$128,095
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
5.12%
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%
$2,561,900
$2.6M
Cap Rate 7%
$1,829,929
$1.8M
Cap Rate 9%
$1,423,278
$1.4M
Market Conditions
NOI Build-Up for 8,484 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
$183.3K $21.60/SF
− Vacancy
−$12.5K −$1.47/SF
EGI
$170.8K $20.13/SF
− OpEx
−$42.7K −$5.03/SF
NOI
$128.1K $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%
$2,561,900
Cap Rate 7%
$1,829,929
Cap Rate 9%
$1,423,278
Alternative Uses
Best Use
Office B
$1.83M
$1.60M – $2.13M
NOI $128,095 @ 7.0% cap · market cap 5.12%
Second Best
Retail
$1.43M
$1.25M – $1.66M
NOI $99,843 @ 7.0% cap · market cap 3.99%
Theoretical Best
Office A
$2.28M
$1.99M – $2.66M
NOI $159,407 @ 7.0% cap · market cap 6.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
458
Businesses Nearby
Explore this area
Business Placement
Demographics for 72703, AR
33,767
Population
17,202
Households
2
Avg Household Size
33
Median Age
49%
College-Educated
96%
High-School Grad
40.2 sq mi
ZIP Area
840
Density / Sq Mi
$60,232
Median Household Income
$39,190
Median Earnings
$958
Median Rent
$341,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - A 2007 commercial building offers office-oriented space with public water and sewer.
Where is this office building located?
The property is located at 3887 N Crossover Road Fayetteville, AR.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 8,484‑square‑foot office building on 0.78 acres; Built in 2007 with brick construction; Space may be divided into three suites
