Office Building with Flexible
New
For Sale
$589,900
1311 SE C St, Bentonville, AR 72712
T5.1-zoned office property with private rooms, reception space, a custom kitchen, and attached storage.
Property Size1,664 SF
Price / SF$354.51
Days on Market3
Property Features for 1311 SE C St
General Information
Standard status
Active
Size
1,664 SF
Property subtype
Commercial
Zoning
T5.1
Amenities
private offices
reception/conference areas
restrooms
custom kitchen
large backyard
attached garage
Building Details
Year Built
1983
Listing Agency:
Keller Williams Market Pro Realty - Siloam Springs
(479) 228-4330
Listed By:
Brooke Hernandez
(479) 366-0149
Source:
District3
Added: Sep 22
Changed: Sep 23
Last Checked: Sep 22 at 2:22PM
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 Keller Williams Market Pro Realty - Siloam Springs
Investment Insights
Based on property information with market context.
Built in 1983, this 1,664-square-foot office building features a flexible interior with multiple private offices, reception or conference areas, two restrooms, and a custom kitchen. The layout also includes an attached garage for storage and a large backyard for additional outdoor space. Recent work includes a new roof, exterior siding and soffit and fascia improvements, recessed lighting, custom kitchen cabinetry, fresh interior paint, commercial-grade carpet, and luxury vinyl flooring in the kitchen.
The property is located at 1311 SE C St in Bentonville, Arkansas, a few blocks from Downtown Bentonville, with prominent road frontage. It is currently zoned T5.1; buyers should verify zoning and permitted uses.
The property is located at 1311 SE C St in Bentonville, Arkansas, a few blocks from Downtown Bentonville, with prominent road frontage. It is currently zoned T5.1; buyers should verify zoning and permitted uses.
Key Highlights
- 1,664‑square‑foot office building on a 0.10‑acre lot
- Currently zoned T5.1
- Multiple private offices with reception or conference areas
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
$25,822
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
4.38%
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%
$516,440
$516.4K
Cap Rate 7%
$368,886
$368.9K
Cap Rate 9%
$286,911
$286.9K
Market Conditions
NOI Build-Up for 1,664 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
$36.9K $22.20/SF
− Vacancy
−$2.5K −$1.51/SF
EGI
$34.4K $20.69/SF
− OpEx
−$8.6K −$5.17/SF
NOI
$25.8K $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%
$516,440
Cap Rate 7%
$368,886
Cap Rate 9%
$286,911
Alternative Uses
Best Use
Office B
$368.9K
$322.8K – $430.4K
NOI $25,822 @ 7.0% cap · market cap 4.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$457.3K
$400.1K – $533.5K
NOI $32,010 @ 7.0% cap · market cap 5.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
940
Businesses Nearby
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
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - T5.1-zoned office property with private rooms, reception space, a custom kitchen, and attached storage.
Where is this office building located?
The property is located at 1311 SE C St Bentonville, AR.
What is the asking price?
The asking price for this property is $589,900.
What are key features of this property?
This property features: 1,664‑square‑foot office building on a 0.10‑acre lot; Currently zoned T5.1; Multiple private offices with reception or conference areas
