Contemporary Multi-Suite Office
For Sale
$2,300,000
3945 N Vantage Drive, Fayetteville, AR 72703
Commercial / Industrial, Contemporary, Fayetteville, AR
Property Size6,216 SF
Lot Size0.55 Acres
Price / SF$370.01
Days on Market162
Property Features for 3945 N Vantage Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
18
Interior features
Sprinkler, Public Restrooms, Display Window, Janitor Services, Smoke Detector, Window Treatments, Fire System, Kitchen Area
Exterior features
Guttering, Lawn Sprinkler, Dumpster, Door Sign, Landscaping, Wheelchair Accessible
Accessibility
Accessible Approach with Ramp
Subdivision
Not in Subdivision
Lot features
Level, Corner Lot, Extra Landscaping
Directions
I49N to exit 67B toward US 71B. Merge onto 71B N. Slight right, turn on E Joyce Blvd. Left onto N. Vantage Dr.
Standard status
Active
APN
765-27414-000
Size
6,216 SF
Lot size
0.55 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
S-T-R 25-17-30 Blk/Lot NA/003
Tax Annual Amount
12365
Legal Description
S-T-R 25-17-30 Blk/Lot NA/003
Amenities
built-ins
library paneling
shelves
storage
private full bathrooms
Razorback Greenway bike trail
Building Details
Year built
2014
Floors in Building
1
Flooring type
Carpet - Partial, Tile, Wood, Concrete
Roof type
Asphalt
Architectural style
Contemporary
Listing Agency:
Berkshire Hathaway HomeServices Arkansas Realty
(501) 255-2000
Listed By:
Suzette Elmore · License #SA00059275
(501) 680-6412
Added: Apr 20
Changed: Sep 16
Last Checked: Sep 28 at 6:06AM
MLS# 26015619
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. 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 contemporary office property contains 6,216 square feet across a one-story, multi-suite configuration. Individual suites include built-in cabinetry, library-style paneling, shelving, storage, and private full bathrooms. Interior finishes include concrete, wood, partial carpet, and tile flooring, with a kitchen area, sprinkler system, fire system, and public restrooms. The building is wheelchair accessible and includes an accessible approach with ramp.
Approximately 2,300 +/- square feet can be made available immediately, with an additional 1,794 square feet identified for availability in November 2026. The property occupies 0.55 acres and provides 18 paved parking spaces, supplemented by a cross-parking agreement. It is positioned in Bellafont Retail Park in Uptown Fayetteville, near banks, medical and dental offices, restaurants, a private school, and a post office. Access is available to I-49 and Hwy 71B, while the Razorback Greenway bike trail runs along the building’s east sidewalk.
Approximately 2,300 +/- square feet can be made available immediately, with an additional 1,794 square feet identified for availability in November 2026. The property occupies 0.55 acres and provides 18 paved parking spaces, supplemented by a cross-parking agreement. It is positioned in Bellafont Retail Park in Uptown Fayetteville, near banks, medical and dental offices, restaurants, a private school, and a post office. Access is available to I-49 and Hwy 71B, while the Razorback Greenway bike trail runs along the building’s east sidewalk.
Key Highlights
- 6,216‑square‑foot contemporary office complex on 0.55 acres
- One‑story multi‑suite layout with built‑ins, shelving, storage, and private full bathrooms
- Approximately 2,300 +/- sf can be made available immediately
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
$93,852
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
4.08%
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%
$1,877,040
$1.9M
Cap Rate 7%
$1,340,743
$1.3M
Cap Rate 9%
$1,042,800
$1.0M
Market Conditions
NOI Build-Up for 6,216 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
$134.3K $21.60/SF
− Vacancy
−$9.1K −$1.47/SF
EGI
$125.1K $20.13/SF
− OpEx
−$31.3K −$5.03/SF
NOI
$93.9K $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%
$1,877,040
Cap Rate 7%
$1,340,743
Cap Rate 9%
$1,042,800
Alternative Uses
Best Use
Office B
$1.34M
$1.17M – $1.56M
NOI $93,852 @ 7.0% cap · market cap 4.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.67M
$1.46M – $1.95M
NOI $116,793 @ 7.0% cap · market cap 5.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,265
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - One-story offices feature built-ins, private bathrooms, and paved parking.
Where is this office building located?
The property is located at 3945 N Vantage Drive Fayetteville, AR.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: 6,216‑square‑foot contemporary office complex on 0.55 acres; One‑story multi‑suite layout with built‑ins, shelving, storage, and private full bathrooms; Approximately 2,300 +/- sf can be made available immediately
