Open-Plan Office
For Sale
$350,000
136 W Pickens Road, Pea Ridge, AR 72751
Flexible commercial layout suitable for continued office use or reconfiguration into multiple private work areas.
Property Size2,000 SF
Price / SF$175
Days on Market24
Property Features for 136 W Pickens Road
General Information
Standard status
Active
Size
2,000 SF
Building Details
Abandoned
No
Listing Agency:
Gibson Real Estate
(479) 426-2848
Listed By:
Jared Smith · License #EB00081015
(479) 426-2848
Source:
Connectrealtynwa
Added: Aug 7
Changed: Aug 28
Last Checked: Aug 30 at 5:23PM
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 Gibson Real Estate
Investment Insights
Based on property information with market context.
Located at 136 W Pickens Rd in downtown Pea Ridge, this 2,000-square-foot office building is currently occupied by a law practice. The interior is primarily open, providing a straightforward foundation for continued professional office use or a customized arrangement of private rooms.
The existing commercial layout can also support retail, showroom, warehouse, studio, and other business applications identified for the property. The operating business requires showings to be arranged in advance to accommodate daily operations.
The existing commercial layout can also support retail, showroom, warehouse, studio, and other business applications identified for the property. The operating business requires showings to be arranged in advance to accommodate daily operations.
Key Highlights
- 2,000 SF office building at 136 W Pickens Rd
- Currently operating as a law office
- Mostly open interior layout
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
132
Businesses Nearby
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?
Office building - Flexible commercial layout suitable for continued office use or reconfiguration into multiple private work areas.
Where is this office building 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: 2,000 SF office building at 136 W Pickens Rd; Currently operating as a law office; Mostly open interior layout
