Multi-Tenant Office
New
For Sale
$825,000
1391 Plaza Place, Springdale, AR 72764
Multi-suite office property with reception and break areas serving each suite.
Property Size3,620 SF
Price / SF$227.90
Days on Market2
Property Features for 1391 Plaza Place
General Information
Standard status
Active
Size
3,620 SF
Additional Details
Highway Access
Yes
Office Units
3
Building Details
Tenancy
Multi
Owner Occupied
Yes
Listing Agency:
Steve Fineberg & Associates
Listed By:
Caleb Carr · License #TB00084539
(479) 271-4161
Source:
Connectrealtynwa
Added: Sep 10
Last Checked: Sep 10 at 8:01AM
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 Steve Fineberg & Associates
Investment Insights
Based on property information with market context.
This 3,620-square-foot office building was constructed in 2006 and is configured as three separate suites. The layout includes 10 total offices, two conference rooms, and reception and break areas for each suite. A 425-square-foot storage area with an overhead door adds functional support space. Two of the three suites are leased, while the building also supports owner occupancy.
A new roof was installed in 2022. The property is located just off Hwy 412 in Springdale with access to I-49, providing a practical setting for office operations and multi-suite occupancy.
A new roof was installed in 2022. The property is located just off Hwy 412 in Springdale with access to I-49, providing a practical setting for office operations and multi-suite occupancy.
Key Highlights
- 3,620 SF office building constructed in 2006
- Three‑suite layout with two suites currently leased
- 10 total offices and two conference rooms
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
$54,656
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
6.62%
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%
$1,093,120
$1.1M
Cap Rate 7%
$780,800
$780.8K
Cap Rate 9%
$607,289
$607.3K
Market Conditions
NOI Build-Up for 3,620 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
$78.2K $21.60/SF
− Vacancy
−$5.3K −$1.47/SF
EGI
$72.9K $20.13/SF
− OpEx
−$18.2K −$5.03/SF
NOI
$54.7K $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%
$1,093,120
Cap Rate 7%
$780,800
Cap Rate 9%
$607,289
Alternative Uses
Best Use
Office B
$780.8K
$683.2K – $910.9K
NOI $54,656 @ 7.0% cap · market cap 6.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$971.7K
$850.2K – $1.13M
NOI $68,017 @ 7.0% cap · market cap 8.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Office units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,016
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Multi-suite office property with reception and break areas serving each suite.
Where is this office building located?
The property is located at 1391 Plaza Place Springdale, AR.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: 3,620 SF office building constructed in 2006; Three‑suite layout with two suites currently leased; 10 total offices and two conference rooms
