Six-Suite Mixed-Use
For Sale
Contact for pricing
1245 HWY 412 W, Siloam Springs, AR 72761
Established office and retail center with a combination of leased and available suites for commercial occupancy.
Property Size6,342 SF
Lot Size0.52 Acres
Price / SF$157.68
Days on Market48
Property Features for 1245 HWY 412 W
General Information
Standard status
Active
Size
6,342 SF
Class
C
Total Parking Spaces
27
Lot size
0.52 Acres
Property subtype
Retail, Office
Lease Type
Modified Gross
Site & Location
Corner Location
Yes
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
2001
Buildings
1
Stories
1
Units
6
Tenancy
Multi
Listing Agency:
KW Commercial Fayetteville, AR
Listed By:
Timothy Salmonsen · License #AR EB00066512
Source:
Crexi
Added: Jul 16
Changed: Aug 30
Last Checked: Sep 1 at 6:01AM
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 KW Commercial Fayetteville, AR
Investment Insights
Based on property information with market context.
Chandler Plaza is a 6,342-square-foot mixed-use property completed in 2001, comprising six office and retail suites. Individual spaces range from 740 to 1,850 SF, with two suites currently leased and additional space available for leasing or owner occupancy. The property occupies approximately 0.52 acres and combines office and retail configurations within one commercial center.
Located at 1245 Hwy 412 W in Siloam Springs, Arkansas, the property sits at the intersection of US-412 and Dogwood St. Reported traffic volumes are 29,000 VPD on US-412 and 1,700 VPD on Dogwood St. Walmart Neighborhood Market is less than one mile away, with Harbor Freight, Dunham's Sports, KFC, Sonic Drive-In, and O'Reilly Auto Parts identified among the surrounding national retailers.
Located at 1245 Hwy 412 W in Siloam Springs, Arkansas, the property sits at the intersection of US-412 and Dogwood St. Reported traffic volumes are 29,000 VPD on US-412 and 1,700 VPD on Dogwood St. Walmart Neighborhood Market is less than one mile away, with Harbor Freight, Dunham's Sports, KFC, Sonic Drive-In, and O'Reilly Auto Parts identified among the surrounding national retailers.
Key Highlights
- 6,342 SF mixed‑use office and retail center
- Six suites ranging from 740 to 1,850 SF
- Two of six suites currently leased
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
$72,147
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
7.21%
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%
$1,442,940
$1.4M
Cap Rate 7%
$1,030,671
$1.0M
Cap Rate 9%
$801,633
$801.6K
Market Conditions
NOI Build-Up for 6,342 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
$110.4K $17.40/SF
− Vacancy
−$7.3K −$1.15/SF
EGI
$103.1K $16.25/SF
− OpEx
−$30.9K −$4.88/SF
NOI
$72.1K $11.38/SF
Area
Benton County, AR
Vacancy
6.60%
Lease Rate
$17.40 /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%
$1,442,940
Cap Rate 7%
$1,030,671
Cap Rate 9%
$801,633
Alternative Uses
Best Use
Office B
$1.41M
$1.23M – $1.64M
NOI $98,414 @ 7.0% cap · market cap 9.84%
Second Best
Retail
$1.03M
$901.8K – $1.20M
NOI $72,147 @ 7.0% cap · market cap 7.21%
Theoretical Best
Office A
$1.74M
$1.52M – $2.03M
NOI $121,998 @ 7.0% cap · market cap 12.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
435
Businesses Nearby
Explore this area
Business Placement
Demographics for 72761, AR
23,731
Population
9,101
Households
2.6
Avg Household Size
33
Median Age
29%
College-Educated
86%
High-School Grad
114.1 sq mi
ZIP Area
208
Density / Sq Mi
$69,620
Median Household Income
$35,724
Median Earnings
$936
Median Rent
$218,700
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?
Mixed-use property - Established office and retail center with a combination of leased and available suites for commercial occupancy.
Where is this mixed-use property located?
The property is located at 1245 HWY 412 W Siloam Springs, 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: 6,342 SF mixed‑use office and retail center; Six suites ranging from 740 to 1,850 SF; Two of six suites currently leased
