Updated Office
For Sale
$429,999
Pending
2172 N Thompson St, Springdale, AR 72764
Office unit with a kitchen, restroom, central heat and air, and recently replaced finishes and building components.
Property Size1,292 SF
Days on Market766
Property Features for 2172 N Thompson St
General Information
Standard status
Pending
Size
1,292 SF
Listing Agency:
The Griffin Company Commercial Division-Springdale
(479) 251-1300
Listed By:
Marcy Chavez · License #SA59605-D01
(479) 251-1300
Source:
Exprealty
Added: Jul 15, 2024
Changed: Aug 18
Last Checked: Aug 18 at 1:20PM
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 The Griffin Company Commercial Division-Springdale
Investment Insights
Based on property information with market context.
This office unit at 2172 N Thompson St in Springdale, Arkansas, includes dedicated office space, a kitchen, restroom, water heater, and central heat and air. Recent improvements include a new roof, flooring, paint, windows, insulation, blinds, fans, and stove, creating a substantially updated interior and building envelope.
The property size is 1,292, with the address positioned on N Thompson St. The combination of office functionality, basic employee and visitor amenities, and completed improvements provides a practical commercial setting for an office-oriented business.
The property size is 1,292, with the address positioned on N Thompson St. The combination of office functionality, basic employee and visitor amenities, and completed improvements provides a practical commercial setting for an office-oriented business.
Key Highlights
- Property size: 1,292
- New roof, flooring, paint, windows, insulation, blinds, fans, and stove
- Office space with kitchen and restroom
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
$19,507
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
4.54%
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%
$390,140
$390.1K
Cap Rate 7%
$278,671
$278.7K
Cap Rate 9%
$216,744
$216.7K
Market Conditions
NOI Build-Up for 1,292 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
$27.9K $21.60/SF
− Vacancy
−$1.9K −$1.47/SF
EGI
$26.0K $20.13/SF
− OpEx
−$6.5K −$5.03/SF
NOI
$19.5K $15.10/SF
Area
Washington County, AR
Vacancy
6.80%
Lease Rate
$21.60 /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%
$390,140
Cap Rate 7%
$278,671
Cap Rate 9%
$216,744
Alternative Uses
Best Use
Office B
$278.7K
$243.8K – $325.1K
NOI $19,507 @ 7.0% cap · market cap 4.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$346.8K
$303.5K – $404.6K
NOI $24,276 @ 7.0% cap · market cap 5.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
282
Businesses Nearby
Explore this area
Business Placement
Demographics for 72764, AR
60,786
Population
20,781
Households
2.9
Avg Household Size
30
Median Age
20%
College-Educated
72%
High-School Grad
66.2 sq mi
ZIP Area
918
Density / Sq Mi
$61,569
Median Household Income
$34,552
Median Earnings
$984
Median Rent
$226,100
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?
Office units - Office unit with a kitchen, restroom, central heat and air, and recently replaced finishes and building components.
Where is this office units located?
The property is located at 2172 N Thompson St Springdale, AR.
What is the asking price?
The asking price for this property is $429,999.
What are key features of this property?
This property features: Property size: 1,292; New roof, flooring, paint, windows, insulation, blinds, fans, and stove; Office space with kitchen and restroom
