Fully Leased Office Building with Two
For Sale
$1,479,600
Pending
102 SE Executive Drive, Bentonville, AR 72712
SINGLE_FAMILY - Bentonville, AR
Property Size6,576 SF
Lot Size0.56 Acres
Days on Market49
Property Features for 102 SE Executive Drive
General Information
Property type
Residential
Property subtype
Office
Zoning description
Commercial
Parking features
Parking Lot
Lot features
Business Park, Central Business District, City Lot, Interior Lot
Directions
From Walton Blvd & 22nd Street, east on 22nd to Executive Drive, south on Executive to building.
Standard status
Pending
APN
01-09602-000
Size
6,576 SF
Lot size
0.56 Acres
Taxes and HOA fees
Tax Description
PLAT P3-680
Tax Annual Amount
9032
Legal Description
PLAT P3-680
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2002
Floors in Building
1
Flooring type
Simulatedwood, Carpet, Laminate, Tile
Building materials
Brick
Roof type
Shingle
Listing Agency:
Steve Fineberg & Associates
(479) 271-4161
Listed By:
Elissa Sontag · License #SA00072390
(479) 531-1666
Added: Jun 22
Changed: Aug 1
Last Checked: Aug 9 at 2:06PM
MLS# 1352915
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 brick office building is a fully leased, multi-suite property designed for professional office use. The building includes Suite 1 with reception, private offices, kitchenette, conference room, and a display area, along with Suite 2 featuring private offices and two large open showroom/workspaces. The floor plan is described as adaptable to a variety of office and medical/dental needs, with shared common area.
The property is located one block off Walton Blvd in a professional office park setting with parking lot on-site. It is surrounded by major employers, professional office users, and multifamily development activity, and is listed as about 2.5 miles from the WM Global campus. The current occupancy is reported through March 2027.
Built in 2002, the building includes central heating and central air conditioning, a shingle roof, and public water and public sewer services. Flooring materials listed include simulated wood, carpet, laminate, and tile.
The property is located one block off Walton Blvd in a professional office park setting with parking lot on-site. It is surrounded by major employers, professional office users, and multifamily development activity, and is listed as about 2.5 miles from the WM Global campus. The current occupancy is reported through March 2027.
Built in 2002, the building includes central heating and central air conditioning, a shingle roof, and public water and public sewer services. Flooring materials listed include simulated wood, carpet, laminate, and tile.
Key Highlights
- Fully leased occupancy reported through March 2027
- Two‑suite layout: Suite 1 reception, private offices, kitchenette, conference room, display area; Suite 2 private offices plus two open showroom/workspaces
- 6,576 SF office building on 0.56 acres
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
$102,045
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
6.90%
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%
$2,040,900
$2.0M
Cap Rate 7%
$1,457,786
$1.5M
Cap Rate 9%
$1,133,833
$1.1M
Market Conditions
NOI Build-Up for 6,576 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
$146.0K $22.20/SF
− Vacancy
−$9.9K −$1.51/SF
EGI
$136.1K $20.69/SF
− OpEx
−$34.0K −$5.17/SF
NOI
$102.0K $15.52/SF
Area
Benton County, AR
Vacancy
6.80%
Lease Rate
$22.20 /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%
$2,040,900
Cap Rate 7%
$1,457,786
Cap Rate 9%
$1,133,833
Alternative Uses
Best Use
Office B
$1.46M
$1.28M – $1.70M
NOI $102,045 @ 7.0% cap · market cap 6.90%
Second Best
Healthcare Medical
$1.14M
$995.0K – $1.33M
NOI $79,600 @ 7.0% cap · market cap 5.38%
Theoretical Best
Office A
$1.81M
$1.58M – $2.11M
NOI $126,499 @ 7.0% cap · market cap 8.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
100%
Occupancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
938
Businesses Nearby
Explore this area
Business Placement
Demographics for 72712, AR
38,053
Population
16,245
Households
2.3
Avg Household Size
34
Median Age
49%
College-Educated
94%
High-School Grad
51.8 sq mi
ZIP Area
735
Density / Sq Mi
$102,073
Median Household Income
$56,675
Median Earnings
$1,197
Median Rent
$401,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two-suite office building on a 0.56-acre site with central HVAC, brick construction, and on-site parking lot.
Where is this office building located?
The property is located at 102 SE Executive Drive Bentonville, AR.
What is the asking price?
The asking price for this property is $1,479,600.
What are key features of this property?
This property features: Fully leased occupancy reported through March 2027; Two‑suite layout: Suite 1 reception, private offices, kitchenette, conference room, display area; Suite 2 private offices plus two open showroom/workspaces; 6,576 SF office building on 0.56 acres
