Six-Suite Retail
For Sale
$1,000,000
1245 US-412, Siloam Springs, AR 72761
CommercialSale, Siloam Springs, AR
Property Size6,342 SF
Lot Size0.52 Acres
Price / SF$157.68
Days on Market48
Property Features for 1245 US-412
General Information
Property type
Commercial Sale
Property subtype
Retail
Parking
27
Lot features
Central Business District, Corner Lot, City Lot
Directions
Heading south on AR-59 S, turn right onto US-412 W. In about 3.7 miles, turn right onto S Dogwood St. Then turn right into the parking lot.
Standard status
Active
APN
03-01913-000
Size
6,342 SF
Lot size
0.52 Acres
Taxes and HOA fees
Tax Description
PART OF LOTS 3, 6 AND 7 IN DARBY PLACE, SILOAM SPRINGS, BENTON COUNTY, ARKANSAS, DESCRIBED AS BEGINNING AT A POINT 500 FEET SOUTH OF THE NE CORNER OF SAID LOT 3, THENCE SOUTH 137.47 FEET, THENCE N 89? 41' 28" E 16.03 FEET, THENCE SOUTH 97.20 FEET, TH ENCE
Tax Annual Amount
5251
Legal Description
PART OF LOTS 3, 6 AND 7 IN DARBY PLACE, SILOAM SPRINGS, BENTON COUNTY, ARKANSAS, DESCRIBED AS BEGINNING AT A POINT 500 FEET SOUTH OF THE NE CORNER OF SAID LOT 3, THENCE SOUTH 137.47 FEET, THENCE N 89? 41' 28" E 16.03 FEET, THENCE SOUTH 97.20 FEET, TH ENCE
Utilities
Sewer type
Public Sewer
Heating system
Central, Natural Gas
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
2001
Floors in Building
1
Number of units
6
Flooring type
Laminate, Carpet
Building materials
Brick
Roof type
Shingle
Listing Agency:
Keller Williams Market Pro Realty Bentonville West · Keller Williams Realty
(479) 231-1355
Listed By:
Salmonsen Group Realtors
(479) 330-1250
Added: Jul 16
Changed: Aug 19
Last Checked: Sep 1 at 12:06AM
MLS# 1355470
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 6,342-square-foot commercial center contains six office and retail suites, with individual spaces ranging from approximately 740 to 1,850 square feet. Two suites are leased, while the remaining configuration supports additional leasing or owner occupancy. Built in 2001, the brick property features laminate and carpet flooring, central heating and cooling, public water and public sewer, and a shingle roof.
The 0.52-acre site occupies the intersection of US-412 and Dogwood Street in Siloam Springs, providing exposure to roadways carrying reported volumes of 29,000 VPD and 1,700 VPD, respectively. Walmart Neighborhood Market is located less than one mile away, with Harbor Freight, Dunham’s Sports, KFC, Sonic Drive-In, and O’Reilly Auto Parts among the surrounding national retailers.
The 0.52-acre site occupies the intersection of US-412 and Dogwood Street in Siloam Springs, providing exposure to roadways carrying reported volumes of 29,000 VPD and 1,700 VPD, respectively. Walmart Neighborhood Market is located less than one mile away, with Harbor Freight, Dunham’s Sports, KFC, Sonic Drive-In, and O’Reilly Auto Parts among the surrounding national retailers.
Key Highlights
- 6,342 SF commercial center with six office and retail suites
- Two of six suites are currently leased
- Suite sizes range from approximately 740 to 1,850 SF
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
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
435
Businesses Nearby
Balanced
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Shopping center - Brick commercial center with office and retail configurations at a signalized US-412 and Dogwood Street intersection.
Where is this shopping center located?
The property is located at 1245 US-412 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 commercial center with six office and retail suites; Two of six suites are currently leased; Suite sizes range from approximately 740 to 1,850 SF
