Turnkey Single-Tenant Office
For Sale
$975,000
1129 NW J Street, Bentonville, AR 72712
SINGLE_FAMILY - Bentonville, AR
Property Size2,567 SF
Lot Size0.27 Acres
Price / SF$379.82
Days on Market100
Property Features for 1129 NW J Street
General Information
Property type
Residential
Property subtype
Office
Parking
13
Lot features
Central Business District
Directions
From I-49: Take Exit 88 for Central Ave / AR-72 Head west on Central Ave toward downtown Bentonville Turn right onto Walton Blvd (US-71) Turn right onto NW 11th St Turn left onto NW J St The property will be on your right
Standard status
Active
APN
01-03532-000
Size
2,567 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Description
-
Tax Annual Amount
2975
Building Details
Year built
2014
Floors in Building
1
Listing Agency:
Focus Commercial Real Estate
(479) 254-7000
Listed By:
Corey Fuhrman · License #AB00081934
(479) 504-2034
Added: May 5
Changed: Jul 22
Last Checked: Aug 12 at 1:06AM
MLS# 1347104
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 +/-2,567 SF single-tenant office building was fully renovated in 2019 and is presented as turnkey for an incoming owner. The current layout includes eight private offices, one conference room, and ample natural light throughout, supported by high-end finishes noted as part of the renovation.
The property provides 13 parking spaces, including four covered spaces. It is located at 1129 NW J Street in Bentonville, with proximity to major regional destinations including approximately 3.3 miles from Walmart’s Home Office, 2.2 miles to I-49, and 1.8 miles to Downtown Bentonville.
The building is tenant occupied through May 1, 2027, providing an established tenancy for buyers seeking near-term occupancy.
The property provides 13 parking spaces, including four covered spaces. It is located at 1129 NW J Street in Bentonville, with proximity to major regional destinations including approximately 3.3 miles from Walmart’s Home Office, 2.2 miles to I-49, and 1.8 miles to Downtown Bentonville.
The building is tenant occupied through May 1, 2027, providing an established tenancy for buyers seeking near-term occupancy.
Key Highlights
- 2,567 SF single‑tenant office building built in 2014 at 1129 NW J St, Bentonville
- Full renovation completed in 2019
- Layout includes eight private offices and one conference room
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
100%
Occupancy
Single-tenant
Tenancy
Turnkey business
Opportunity
Yes
Highway access
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
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Frequently Asked Questions
What type of property is this?
Office building - Turnkey office building renovated in 2019 with eight private offices, a conference room, and 13 parking spaces.
Where is this office building located?
The property is located at 1129 NW J Street 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 built in 2014 at 1129 NW J St, Bentonville; Full renovation completed in 2019; Layout includes eight private offices and one conference room
