Flex Space with Roll-Up
For Sale
$990,000
13870 Highway 279, Gravette, AR 72739
COMMERCIAL - Gravette, AR
Property Size8,918 SF
Lot Size2.00 Acres
Price / SF$111.01
Days on Market359
Property Features for 13870 Highway 279
General Information
Property type
Commercial Sale
Property subtype
Office
Property condition
Under Construction
Zoning description
Commercial
Exterior features
Storage
Directions
North of Bentonville, west on I-49. North on AR-72 W toward Hiwasse. Northeast on Hwy 279. Property is on the north side of the street.
Standard status
Active
APN
11-00002-183
Size
8,918 SF
Lot size
2.00 Acres
Taxes and HOA fees
Tax Description
A PART OF THE NE/4 OF THE SE/4 OF SECTION 6, WNSHIP 20 NORTH, RANGE 31 WEST, BENTON COUNTY, ARKANSAS
Tax Annual Amount
375
Legal Description
A PART OF THE NE/4 OF THE SE/4 OF SECTION 6, WNSHIP 20 NORTH, RANGE 31 WEST, BENTON COUNTY, ARKANSAS
Utilities
Sewer type
Septic Tank
Water source
Public
Amenities
full modern kitchen
Building Details
Additional Structures
Storage
Listing Agency:
Steve Fineberg & Associates
(479) 271-4161
Listed By:
Steve Fineberg · License #PB00049764
(479) 271-4161
Added: Aug 27, 2025
Changed: Aug 19
Last Checked: Aug 20 at 8:06AM
MLS# 1319438
Copyright © 2026 ArkansasONE MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 8,918-square-foot flex property is under construction and combines functional workspace with living accommodations. The building includes four roll-up doors, high ceilings, modern LED lighting, a full kitchen, 2 bedrooms, and 6 bathrooms. A 2-acre site provides yard area for equipment or vehicle storage.
Located at 13870 Highway 279 in Gravette, the property is approximately 3–5 minutes from Hwy 72 and 279 N. Public water and a septic tank serve the property, supporting its mixed work-and-living configuration.
Located at 13870 Highway 279 in Gravette, the property is approximately 3–5 minutes from Hwy 72 and 279 N. Public water and a septic tank serve the property, supporting its mixed work-and-living configuration.
Key Highlights
- 8,918‑square‑foot flex property on 2 acres
- Four roll‑up doors with high ceilings and LED lighting
- 2 bedrooms, 6 bathrooms, and a full modern kitchen
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
$90,373
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
9.13%
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%
$1,807,460
$1.8M
Cap Rate 7%
$1,291,043
$1.3M
Cap Rate 9%
$1,004,144
$1.0M
Market Conditions
NOI Build-Up for 8,918 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
$149.8K $16.80/SF
− Vacancy
−$10.8K −$1.21/SF
EGI
$139.0K $15.59/SF
− OpEx
−$48.7K −$5.46/SF
NOI
$90.4K $10.13/SF
Area
Benton County, AR
Vacancy
7.20%
Lease Rate
$16.80 /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%
$1,807,460
Cap Rate 7%
$1,291,043
Cap Rate 9%
$1,004,144
Alternative Uses
Best Use
Office B
$1.98M
$1.73M – $2.31M
NOI $138,388 @ 7.0% cap · market cap 13.98%
Second Best
Flex RnD
$1.29M
$1.13M – $1.51M
NOI $90,373 @ 7.0% cap · market cap 9.13%
Theoretical Best
Office A
$2.45M
$2.14M – $2.86M
NOI $171,551 @ 7.0% cap · market cap 17.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72739, AR
439
Population
267
Households
1.6
Avg Household Size
45
Median Age
22%
College-Educated
96%
High-School Grad
4.4 sq mi
ZIP Area
100
Density / Sq Mi
$82,054
Median Household Income
$70,565
Median Earnings
$987
Median Rent
Market
Vacancy Rate% for Office 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 - Under-construction flex space combines workspace, living quarters, and outdoor equipment storage.
Where is this flex space located?
The property is located at 13870 Highway 279 Gravette, AR.
What is the asking price?
The asking price for this property is $990,000.
What are key features of this property?
This property features: 8,918‑square‑foot flex property on 2 acres; Four roll‑up doors with high ceilings and LED lighting; 2 bedrooms, 6 bathrooms, and a full modern kitchen
