Retail Space with Highway
For Sale
$695,000
1400 Us-412, Siloam Springs, AR 72761
COMMERCIAL - Siloam Springs, AR
Property Size3,829 SF
Lot Size0.87 Acres
Price / SF$181.51
Days on Market366
Property Features for 1400 Us-412
General Information
Property type
Commercial Sale
Property subtype
Retail
Directions
To reach the property at 1400 US Highway 412 West in Siloam Springs, take I-49 to exit at Sunset Blvd and head west. The property will be on the left side of the highway.
Standard status
Active
APN
03-01925-000
Size
3,829 SF
Lot size
0.87 Acres
Taxes and HOA fees
Tax Description
A PART OF LOT 6. DARBY PLACE AS FILED FOR RECORD MAY 23. 1895. SILOAM SPRINGS. BENTON COUNTY. ARKANSAS MORE PARTICULARLY DESCRIBED AS FOLLOWS:
Tax Annual Amount
6575
Legal Description
A PART OF LOT 6. DARBY PLACE AS FILED FOR RECORD MAY 23. 1895. SILOAM SPRINGS. BENTON COUNTY. ARKANSAS MORE PARTICULARLY DESCRIBED AS FOLLOWS:
Building Details
Year built
2014
Listing Agency:
CBRE, Inc-Fayetteville
(479) 301-2520
Listed By:
David Erstine · License #EB00052105
(479) 249-6199
Added: Aug 20, 2025
Changed: Aug 19
Last Checked: Aug 20 at 10:06AM
MLS# 1319092
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 retail property occupies a 0.87-acre site at 1400 US Highway 412 in Siloam Springs, Arkansas. Constructed in 2014, the asset offers commercial space positioned along a designated US highway corridor.
The property includes parcel #03-01925-001, located immediately south of the primary parcel. That additional parcel provides access to Kenwood St., creating a secondary access point for the property. The address is within Benton County and carries a 72761 postal designation.
The property includes parcel #03-01925-001, located immediately south of the primary parcel. That additional parcel provides access to Kenwood St., creating a secondary access point for the property. The address is within Benton County and carries a 72761 postal designation.
Key Highlights
- Retail property at 1400 US Highway 412, Siloam Springs, AR 72761
- 0.87‑acre commercial site
- Constructed in 2014
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
$43,559
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
6.27%
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%
$871,180
$871.2K
Cap Rate 7%
$622,271
$622.3K
Cap Rate 9%
$483,989
$484.0K
Market Conditions
NOI Build-Up for 3,829 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
$66.6K $17.40/SF
− Vacancy
−$4.4K −$1.15/SF
EGI
$62.2K $16.25/SF
− OpEx
−$18.7K −$4.88/SF
NOI
$43.6K $11.38/SF
Area
Benton County, AR
Vacancy
6.60%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$871,180
Cap Rate 7%
$622,271
Cap Rate 9%
$483,989
Alternative Uses
Best Use
Retail
$622.3K
$544.5K – $726.0K
NOI $43,559 @ 7.0% cap · market cap 6.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.05M
$920.7K – $1.23M
NOI $73,656 @ 7.0% cap · market cap 10.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
435
Businesses Nearby
117k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 36%
Dining 30%
Groceries 29%
Apparel 4%
McDonald's
Dining
34,552 visits/mo
0.2 miles
Walmart Neighborhood Market
Groceries
34,467 visits/mo
0.1 miles
Dollar Tree
Shops & Services
31,979 visits/mo
0.1 miles
Arvest Bank
Shops & Services
10,099 visits/mo
0.2 miles
Hibbett Sports
Apparel
3,258 visits/mo
0.1 miles
Demographics for 72761, AR
23,731
Population
9,101
Households
2.6
Avg Household Size
33
Median Age
29%
College-Educated
86%
High-School Grad
114.1 sq mi
ZIP Area
208
Density / Sq Mi
$69,620
Median Household Income
$35,724
Median Earnings
$936
Median Rent
$218,700
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Built in 2014 and supported by direct access to Kenwood St. through an adjoining parcel.
Where is this retail space located?
The property is located at 1400 Us-412 Siloam Springs, AR.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: Retail property at 1400 US Highway 412, Siloam Springs, AR 72761; 0.87‑acre commercial site; Constructed in 2014
