Fully Leased 12-Suite Shopping
For Sale
$1,898,000
1039 S Gutensohn Road, Springdale, AR 72762
Fully leased 12-suite shopping plaza positioned on Springdale’s primary commercial artery.
Property Size12,971 SF
Days on Market122
Property Features for 1039 S Gutensohn Road
General Information
Standard status
Active
Size
12,971 SF
Property subtype
Retail
Occupancy
100%
Taxes and HOA fees
Annual Taxes
$9,945
Building Details
Building Size
12,971 SF
Year Built
1986
Tenancy
Multi
Listing Agency:
Keller Williams Market Pro Realty Branch Office
(479) 718-2800
Listed By:
Gleghorn Team
(479) 633-3077
Source:
1percentlistsarkansas
Added: Apr 13
Changed: Aug 8
Last Checked: Aug 12 at 3:15AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Market Pro Realty Branch Office
Investment Insights
Based on property information with market context.
Southwest Plaza is a fully leased, established 12-suite shopping plaza built for everyday retail demand. The center’s current configuration supports a multi-tenant tenant mix under one ownership, with each suite contributing to the property’s overall operating profile.
The plaza is located at the heart of Springdale’s primary commercial artery and positioned at the intersection of major transportation arteries and core community districts. This setting is intended to support consistent access from surrounding retail and residential areas.
For investors and buyers, Southwest Plaza offers a mission-critical, turn-key structure with all 12 suites leased at the time of sale. For tenants, the property’s established shopping center format provides an operational environment shared with multiple retail users, rather than a single-tenant setup. The combination of a long-standing plaza and a fully leased footprint may appeal to parties seeking to acquire an established retail asset in Springdale.
The plaza is located at the heart of Springdale’s primary commercial artery and positioned at the intersection of major transportation arteries and core community districts. This setting is intended to support consistent access from surrounding retail and residential areas.
For investors and buyers, Southwest Plaza offers a mission-critical, turn-key structure with all 12 suites leased at the time of sale. For tenants, the property’s established shopping center format provides an operational environment shared with multiple retail users, rather than a single-tenant setup. The combination of a long-standing plaza and a fully leased footprint may appeal to parties seeking to acquire an established retail asset in Springdale.
Key Highlights
- Southwest Plaza is a fully leased 12‑suite shopping plaza
- Established shopping center built in 1986
- Located at the intersection of major transportation arteries and core community districts
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
$152,648
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
8.04%
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%
$3,052,960
$3.1M
Cap Rate 7%
$2,180,686
$2.2M
Cap Rate 9%
$1,696,089
$1.7M
Market Conditions
NOI Build-Up for 12,971 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
$233.5K $18.00/SF
− Vacancy
−$15.4K −$1.19/SF
EGI
$218.1K $16.81/SF
− OpEx
−$65.4K −$5.04/SF
NOI
$152.6K $11.77/SF
Area
Washington County, AR
Vacancy
6.60%
Lease Rate
$18.00 /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%
$3,052,960
Cap Rate 7%
$2,180,686
Cap Rate 9%
$1,696,089
Alternative Uses
Best Use
Retail
$2.18M
$1.91M – $2.54M
NOI $152,648 @ 7.0% cap · market cap 8.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.48M
$3.05M – $4.06M
NOI $243,714 @ 7.0% cap · market cap 12.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
669
Businesses Nearby
105k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 36%
Groceries 33%
Dining 27%
Home Improvements & Furnishings 2%
Walmart Neighborhood Market
Groceries
34,840 visits/mo
0.2 miles
Kum & Go
Shops & Services
21,042 visits/mo
0.4 miles
7 Brew Coffee
Dining
19,330 visits/mo
0.1 miles
Bank of America
Shops & Services
5,855 visits/mo
0.2 miles
Little Caesars Pizza
Dining
4,755 visits/mo
0.2 miles
Demographics for 72762, AR
42,175
Population
17,270
Households
2.4
Avg Household Size
36
Median Age
33%
College-Educated
85%
High-School Grad
58.1 sq mi
ZIP Area
726
Density / Sq Mi
$80,678
Median Household Income
$42,066
Median Earnings
$1,118
Median Rent
$278,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Fully leased 12-suite shopping plaza positioned on Springdale’s primary commercial artery.
Where is this shopping center located?
The property is located at 1039 S Gutensohn Road Springdale, AR.
What is the asking price?
The asking price for this property is $1,898,000.
What are key features of this property?
This property features: Southwest Plaza is a fully leased 12‑suite shopping plaza; Established shopping center built in 1986; Located at the intersection of major transportation arteries and core community districts
