Flex Warehouse with Side
For Sale
$375,000
4102 Northshore Dr, Benton, AR 72015
Secure flex warehouse with office, full bath, and a 900 SF side shed for extra storage.
Property Size3,000 SF
Lot Size0.75 Acres
Price / SF$125
Days on Market49
Property Features for 4102 Northshore Dr
General Information
Standard status
Active
Size
3,000 SF
Lot size
0.75 Acres
Property subtype
Commercial / Industrial
Additional Details
Fenced Yard
Yes
Listing Agency:
McGraw Realtors - Benton
(501) 443-8300
Listed By:
Michele Woods
(501) 529-8555
Source:
Heilesassociatesrealtors
Added: Jul 25
Changed: Sep 8
Last Checked: Sep 11 at 1:23PM
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 McGraw Realtors - Benton
Investment Insights
Based on property information with market context.
This for-sale flex warehouse includes 3,000+ SF of interior space plus a 900 SF side shed for additional storage. The facility is fully gated and features 10x10 doors for convenient access. Inside, the layout incorporates an office area and a full bathroom, along with dedicated areas that can be closed off for privacy or multi-use.
A 30x60 addition was completed in 2024, expanding the property’s overall footprint. The site totals nearly 3/4 of an acre and is located at 4102 Northshore Dr in Benton, AR.
A 30x60 addition was completed in 2024, expanding the property’s overall footprint. The site totals nearly 3/4 of an acre and is located at 4102 Northshore Dr in Benton, AR.
Key Highlights
- Secure flex workspace with 3,000+ SF interior plus a 900 SF side shed for additional storage
- Nearly 3/4‑acre property that is fully gated
- Features 10x10 doors for warehouse or workshop access
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
$17,559
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
4.68%
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%
$351,180
$351.2K
Cap Rate 7%
$250,843
$250.8K
Cap Rate 9%
$195,100
$195.1K
Market Conditions
NOI Build-Up for 3,000 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
$28.8K $9.60/SF
− Vacancy
−$1.8K −$0.60/SF
EGI
$27.0K $9.00/SF
− OpEx
−$9.5K −$3.15/SF
NOI
$17.6K $5.85/SF
Area
Saline County, AR
Vacancy
6.20%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
35.00%
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%
$351,180
Cap Rate 7%
$250,843
Cap Rate 9%
$195,100
Alternative Uses
Best Use
Flex RnD
$250.8K
$219.5K – $292.7K
NOI $17,559 @ 7.0% cap · market cap 4.68%
Second Best
Industrial
$185.0K
$161.9K – $215.8K
NOI $12,948 @ 7.0% cap · market cap 3.45%
Theoretical Best
Office A
$654.7K
$572.8K – $763.8K
NOI $45,827 @ 7.0% cap · market cap 12.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 72015, AR
28,597
Population
12,148
Households
2.4
Avg Household Size
37
Median Age
22%
College-Educated
92%
High-School Grad
85.0 sq mi
ZIP Area
336
Density / Sq Mi
$64,550
Median Household Income
$44,219
Median Earnings
$1,013
Median Rent
$169,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial 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 - Secure flex warehouse with office, full bath, and a 900 SF side shed for extra storage.
Where is this flex space located?
The property is located at 4102 Northshore Dr Benton, AR.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Secure flex workspace with 3,000+ SF interior plus a 900 SF side shed for additional storage; Nearly 3/4‑acre property that is fully gated; Features 10x10 doors for warehouse or workshop access
