Three-Suite Flex
For Sale
$429,000
801 Sandlewood Drive, Jacksonville, AR 72076
Commercial / Industrial, Traditional, Jacksonville, AR
Property Size8,400 SF
Lot Size0.58 Acres
Price / SF$51.07
Days on Market270
Property Features for 801 Sandlewood Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Central Business
Exterior features
Overhead Doors
Lot features
Level, Cleared, City Lot
Directions
From Little Rock, take I-57N to LRAFB Exit 11, proceed east on 1st St for two miles. Property on left just before the RR bridge.
Subdivision
JACKSONVILLE
Standard status
Active
Size
8,400 SF
Lot size
0.58 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
In Office
Tax Annual Amount
3249
Legal Description
In Office
Building Details
Year built
1988
Floors in Building
1
Flooring type
Concrete
Roof type
Metal
Architectural style
Other
Listing Agency:
Arnett Realty & Investments
(501) 843-1515
Listed By:
Cole Arnett
(501) 259-5508
Added: Dec 18, 2025
Changed: Aug 19
Last Checked: Sep 14 at 3:06PM
MLS# 25050194
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 8,400-square-foot flex building contains three separately configured suites within a metal structure featuring a 40-foot free span, 14' SW, and 20-foot clear height. Suite 1 offers 3,600 square feet of open warehouse area, a restroom, storage, and a 10' x 12' roll-up door. Suite 2 includes 2,600 square feet with office space, a restroom, and mechanical room. The 2,200-square-foot third suite provides open warehouse space, three-phase electrical service, and heating and cooling. Concrete flooring, overhead doors, and a metal roof are among the existing improvements.
The property sits on 0.58 acres at 801 Sandlewood Drive in Jacksonville, Arkansas. It is zoned C-4, with city utilities available, and the location records 11,000 VPD and more than 8,000 people within a 1-mile radius. Electrical service includes both single-phase and three-phase power.
The property sits on 0.58 acres at 801 Sandlewood Drive in Jacksonville, Arkansas. It is zoned C-4, with city utilities available, and the location records 11,000 VPD and more than 8,000 people within a 1-mile radius. Electrical service includes both single-phase and three-phase power.
Key Highlights
- 8,400‑square‑foot flex building on 0.58 acres
- Three suites measuring 3,600 SF, 2,600 SF, and 2,200 SF
- 40' free span with 20' clear height and 14' SW
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
$36,926
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
8.61%
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%
$738,520
$738.5K
Cap Rate 7%
$527,514
$527.5K
Cap Rate 9%
$410,289
$410.3K
Market Conditions
NOI Build-Up for 8,400 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
$55.4K $6.60/SF
− Vacancy
−$2.7K −$0.32/SF
EGI
$52.8K $6.28/SF
− OpEx
−$15.8K −$1.88/SF
NOI
$36.9K $4.40/SF
Area
Pulaski County, AR
Vacancy
4.85%
Lease Rate
$6.60 /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%
$738,520
Cap Rate 7%
$527,514
Cap Rate 9%
$410,289
Alternative Uses
Best Use
Office B
$1.00M
$878.1K – $1.17M
NOI $70,251 @ 7.0% cap · market cap 16.38%
Second Best
Flex RnD
$728.7K
$637.6K – $850.2K
NOI $51,010 @ 7.0% cap · market cap 11.89%
Theoretical Best
Specialty Retail
$1.60M
$1.40M – $1.87M
NOI $112,162 @ 7.0% cap · market cap 26.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
20 ft
Clear height
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
592
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72076, AR
38,443
Population
17,780
Households
2.2
Avg Household Size
37
Median Age
22%
College-Educated
90%
High-School Grad
72.7 sq mi
ZIP Area
529
Density / Sq Mi
$53,048
Median Household Income
$36,189
Median Earnings
$917
Median Rent
$155,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Flex space - C-4-zoned flex property with warehouse, office, restroom, and mechanical areas across three heated and cooled suites.
Where is this flex space located?
The property is located at 801 Sandlewood Drive Jacksonville, AR.
What is the asking price?
The asking price for this property is $429,000.
What are key features of this property?
This property features: 8,400‑square‑foot flex building on 0.58 acres; Three suites measuring 3,600 SF, 2,600 SF, and 2,200 SF; 40' free span with 20' clear height and 14' SW
