Downtown Flex
New
For Sale
$350,000
136 W Pickens Road, Pea Ridge, AR 72751
Mostly open commercial layout currently configured for professional office use.
Property Size2,000 SF
Price / SF$175
Days on Market7
Property Features for 136 W Pickens Road
General Information
Standard status
Active
Size
2,000 SF
Property subtype
Commercial/Industrial
Taxes and HOA fees
Annual Taxes
$746
Building Details
Year Built
1984
Listing Agency:
Gibson Real Estate
(479) 426-2848
Listed By:
Jared Smith · License #EB00081015
(479) 426-2848
Source:
Exitrealty
Added: Aug 5
Changed: Aug 9
Last Checked: Aug 10 at 3:53AM
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 Gibson Real Estate
Investment Insights
Based on property information with market context.
Located at 136 W Pickens Road in downtown Pea Ridge, this flex space is currently operating as a law office. The property was built in 1984 and features a predominantly open interior that supports continued office use or a reconfiguration into multiple private offices.
The space can also accommodate retail, showroom, warehouse, studio, or other commercial functions, subject to applicable requirements. Its existing configuration provides a starting point for a range of business formats without limiting the property to a single office arrangement. Showings require advance scheduling because the law office remains operational.
The space can also accommodate retail, showroom, warehouse, studio, or other commercial functions, subject to applicable requirements. Its existing configuration provides a starting point for a range of business formats without limiting the property to a single office arrangement. Showings require advance scheduling because the law office remains operational.
Key Highlights
- Flex space at 136 W Pickens Road in downtown Pea Ridge
- Built in 1984
- Mostly open floor plan currently used as a law office
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
$31,036
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
8.87%
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%
$620,720
$620.7K
Cap Rate 7%
$443,371
$443.4K
Cap Rate 9%
$344,844
$344.8K
Market Conditions
NOI Build-Up for 2,000 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
$44.4K $22.20/SF
− Vacancy
−$3.0K −$1.51/SF
EGI
$41.4K $20.69/SF
− OpEx
−$10.3K −$5.17/SF
NOI
$31.0K $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%
$620,720
Cap Rate 7%
$443,371
Cap Rate 9%
$344,844
Alternative Uses
Best Use
Office B
$443.4K
$388.0K – $517.3K
NOI $31,036 @ 7.0% cap · market cap 8.87%
Second Best
Flex RnD
$289.5K
$253.4K – $337.8K
NOI $20,268 @ 7.0% cap · market cap 5.79%
Theoretical Best
Office A
$549.6K
$480.9K – $641.2K
NOI $38,473 @ 7.0% cap · market cap 10.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
46
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 72751, AR
8,361
Population
3,487
Households
2.4
Avg Household Size
34
Median Age
24%
College-Educated
92%
High-School Grad
24.1 sq mi
ZIP Area
347
Density / Sq Mi
$92,173
Median Household Income
$44,510
Median Earnings
$1,395
Median Rent
$258,200
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?
Flex space - Mostly open commercial layout currently configured for professional office use.
Where is this flex space located?
The property is located at 136 W Pickens Road Pea Ridge, AR.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Flex space at 136 W Pickens Road in downtown Pea Ridge; Built in 1984; Mostly open floor plan currently used as a law office
