Turnkey Single-Tenant Office
For Sale
$975,000
1129 Nw J St, Bentonville, AR 72712
Renovated single-tenant office offering eight private offices, conference room, and parking convenience.
Property Size2,567 SF
Price / SF$379.82
Days on Market101
Property Features for 1129 Nw J St
General Information
Standard status
Active
Size
2,567 SF
Total Parking Spaces
13
Additional Details
Business Included
Yes
Office Units
8
Taxes and HOA fees
Annual Taxes
$2,975
Building Details
Year Renovated
2019
Tenancy
Single
Listing Agency:
Focus Commercial Real Estate
(479) 504-2034
Listed By:
Corey Fuhrman · License #AB00081934
(479) 504-2034
Source:
Exprealty
Added: May 12
Changed: Aug 8
Last Checked: Aug 19 at 12:46PM
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 Focus Commercial Real Estate
Investment Insights
Based on property information with market context.
This single-tenant office building totals 2,567 SF and was fully renovated in 2019 with a functional, turnkey interior. The layout includes eight private offices and one conference room, with ample natural light throughout. The property is designed to support a professional work environment and is being presented with in-place readiness for an operating office.
The building is located at 1129 NW J St in Bentonville, AR. Site parking is available for 13 vehicles, including four covered spaces, helping accommodate both tenants and visitors. The property is described as being positioned approximately 3.3 miles from Walmart’s Home Office, 2.2 miles from I-49, and 1.8 miles from Downtown Bentonville.
Currently tenant occupied through May 1, 2027, the building is positioned for an ownership structure that aligns with an established in-place tenant. For prospective buyers or brokers, the combination of a fully renovated interior, dedicated private office configuration, and on-site parking supports a straightforward transition for a single-tenant office operator or an investor seeking a stabilized office asset with clear lease timing provided in the offering materials.
The building is located at 1129 NW J St in Bentonville, AR. Site parking is available for 13 vehicles, including four covered spaces, helping accommodate both tenants and visitors. The property is described as being positioned approximately 3.3 miles from Walmart’s Home Office, 2.2 miles from I-49, and 1.8 miles from Downtown Bentonville.
Currently tenant occupied through May 1, 2027, the building is positioned for an ownership structure that aligns with an established in-place tenant. For prospective buyers or brokers, the combination of a fully renovated interior, dedicated private office configuration, and on-site parking supports a straightforward transition for a single-tenant office operator or an investor seeking a stabilized office asset with clear lease timing provided in the offering materials.
Key Highlights
- ±2,567 SF single‑tenant office building at 1129 NW J St in Bentonville
- Full renovation completed in 2019 with a layout of eight private offices and one conference room
- Tenant occupied through May 1, 2027
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
$39,834
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
4.09%
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%
$796,680
$796.7K
Cap Rate 7%
$569,057
$569.1K
Cap Rate 9%
$442,600
$442.6K
Market Conditions
NOI Build-Up for 2,567 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
$57.0K $22.20/SF
− Vacancy
−$3.9K −$1.51/SF
EGI
$53.1K $20.69/SF
− OpEx
−$13.3K −$5.17/SF
NOI
$39.8K $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%
$796,680
Cap Rate 7%
$569,057
Cap Rate 9%
$442,600
Alternative Uses
Best Use
Office B
$569.1K
$497.9K – $663.9K
NOI $39,834 @ 7.0% cap · market cap 4.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$705.4K
$617.3K – $823.0K
NOI $49,380 @ 7.0% cap · market cap 5.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Office units
Single-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
387
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Renovated single-tenant office offering eight private offices, conference room, and parking convenience.
Where is this office building located?
The property is located at 1129 Nw J St Bentonville, AR.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: ±2,567 SF single‑tenant office building at 1129 NW J St in Bentonville; Full renovation completed in 2019 with a layout of eight private offices and one conference room; Tenant occupied through May 1, 2027
