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    Dickson Street Office Condo Title is generated by Realmo AI

    401 W Watson Street 201, Fayetteville, AR 72701

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    For Sale
    $1,000,000

    6,658 SF office condo near University of Arkansas campus.

    Type:Commercial/Industrial
    Property size:
    6,658 SF
    Price / SF:
    $150/SF
    Added:
    Mar 3, 2025
    Days on Market:
    456
    Last Refresh:
    May 20 at 12:14 am

    Property Features for 401 W Watson Street 201

    General Information

    Standard status
    Active
    Size
    6,658 SF
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    2006

    We can help!

    Listing Contact
    Wade Smith
    Wade Smith

    Listing agent Wade Smith License #SA00080317

    Listing office Colliers International - Branch Office

    Listing date Mar 3, 2025

    Source Exitrealty

    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 Colliers International - Branch Office

    HighLights

    • Prime location: Steps from University of Arkansas, Dickson Street, and future Tempo/Hilton Motto hotels.
    • Large office space: 6,658 sq ft open concept layout.
    • High visibility on W Dickson St.
    • Includes three parking spaces in private garage.
    • Walkability Score of 80/100.
    • Kitchen and private restrooms included.

    Overview

    This 6,658 square-foot office condo is located on Dickson Street in Legacy Center, where the University of Arkansas campus meets Historic Downtown Fayetteville. The property is near area attractions including the Civic Plaza with The Ramble, the Cultural Arts District, the Walton Art Center, the Razorback Greenway trail system, and George’s Majestic Lounge. The surrounding area has a high-density population with student housing communities supporting the over 32,000 students enrolled at the University of Arkansas. The office space features an open concept, a kitchen and breakroom, and private restrooms. The property is highly visible from W Dickson St and provides access to the Razorback Greenway. The location is steps from the future Tempo Hotel with 220 rooms and the Hilton Motto with 114 rooms. It has a walkability score of 80/100. Three parking spaces are included in a private garage. This is a bank REO being sold "as is".
    Property Profile Location Intelligence

    Current Use by Public Records

    Bitcoin Depot | Bitcoin ... Crypto Atm Bitcoin Depot ATM Atm saffron indian cuisine ... Restaurant Slipstream Creative Inc (Bike/Boat/Book/etc) Store Health Alternative Medicine Practice

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Fayetteville
    County
    Washington
    State
    Arkansas
    Longitude
    -94.1642792
    Latitude
    36.0673229

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    FAQs

    What type of property is this?
    Office units - 6,658 SF office condo near University of Arkansas campus.
    Where is this office units located?
    The property is located at 401 W Watson Street 201 Fayetteville, AR.
    What is the asking price?
    The asking price for this property is $1,000,000.
    What are key features of this property?
    This property features: Prime location: Steps from University of Arkansas, Dickson Street, and future Tempo/Hilton Motto hotels.; Large office space: **6,658 sq ft open concept layout.**; High visibility on W Dickson St.
    (214) 924-1605
    We can help!
    Listing Contact
    Wade Smith
    Wade Smith
    Real Estate License ID: SA00080317
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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