Finished Flex Space with
For Sale
$982,800
Pending
1133 NW J Street, Bentonville, AR 72712
COMMERCIAL - Bentonville, AR
Property Size3,024 SF
Lot Size0.45 Acres
Days on Market153
Property Features for 1133 NW J Street
General Information
Property type
Commercial Sale
Property subtype
Office
Lot features
Central Business District, Interior Lot
Directions
From I-49, north on McCollum Drive. West on Tiger Blvd. South on NW J Street. Property is on the west side of the street.
Standard status
Pending
APN
01-03534-000
Size
3,024 SF
Lot size
0.45 Acres
Taxes and HOA fees
Tax Description
/
Tax Annual Amount
2959
Legal Description
/
Listing Agency:
Steve Fineberg & Associates
(479) 271-4161
Listed By:
Caleb Carr · License #SA00084539
(479) 271-4161
Added: Mar 24
Changed: Aug 19
Last Checked: Aug 23 at 8:06AM
MLS# 1340400
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 3,024-square-foot flex property is finished as office space and currently has tenants in place, including a hair salon and pet boarding operation. The existing configuration supports continued commercial occupancy and provides an income-producing use profile on a 0.45-acre site.
The property is in Bentonville, near Downtown Bentonville and Walmart Headquarters, with access to Walton Blvd and I-49. Retail, dining, and business hubs are also located within minutes, adding convenient access to established commercial areas.
The property is in Bentonville, near Downtown Bentonville and Walmart Headquarters, with access to Walton Blvd and I-49. Retail, dining, and business hubs are also located within minutes, adding convenient access to established commercial areas.
Key Highlights
- 3,024 SF finished flex space configured for office use
- 0.45‑acre site in Bentonville, AR
- Existing tenants include a hair salon and pet boarding business
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
$46,926
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
4.77%
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%
$938,520
$938.5K
Cap Rate 7%
$670,371
$670.4K
Cap Rate 9%
$521,400
$521.4K
Market Conditions
NOI Build-Up for 3,024 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
$67.1K $22.20/SF
− Vacancy
−$4.6K −$1.51/SF
EGI
$62.6K $20.69/SF
− OpEx
−$15.6K −$5.17/SF
NOI
$46.9K $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%
$938,520
Cap Rate 7%
$670,371
Cap Rate 9%
$521,400
Alternative Uses
Best Use
Office B
$670.4K
$586.6K – $782.1K
NOI $46,926 @ 7.0% cap · market cap 4.77%
Second Best
Flex RnD
$437.8K
$383.1K – $510.7K
NOI $30,644 @ 7.0% cap · market cap 3.12%
Theoretical Best
Office A
$831.0K
$727.1K – $969.5K
NOI $58,171 @ 7.0% cap · market cap 5.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
387
Businesses Nearby
Under-served
Demand for This Use
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?
Flex space - Occupied commercial space with established service-oriented uses near major Bentonville business corridors.
Where is this flex space located?
The property is located at 1133 NW J Street Bentonville, AR.
What is the asking price?
The asking price for this property is $982,800.
What are key features of this property?
This property features: 3,024 SF finished flex space configured for office use; 0.45‑acre site in Bentonville, AR; Existing tenants include a hair salon and pet boarding business
