Steel-Frame Office
For Sale
$3,000,000
1601 SW A Street, Bentonville, AR 72712
Existing professional office setup with steel-frame construction and T5.1 zoning defines this commercial property.
Property Size10,209 SF
Lot Size1.21 Acres
Days on Market11
Property Features for 1601 SW A Street
General Information
Standard status
Active
Size
10,209 SF
Lot size
1.21 Acres
Property subtype
Office
Zoning
T5.1
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$12,066
Building Details
Building Size
10,209 SF
Year Built
1994
Buildings
1
Construction
steel-frame
Listing Agency:
Keller Williams Market Pro Realty - Rogers Branch
Listed By:
The Duley Group · License #55555,PersonLicenseNumber
(479) 616-4663
Source:
1percentlistsarkansas
Added: Sep 15
Changed: Sep 16
Last Checked: Sep 24 at 6:35AM
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 Keller Williams Market Pro Realty - Rogers Branch
Investment Insights
Based on property information with market context.
Built in 1994, this office building occupies 1.21 acres and features steel-frame construction with an existing professional office setup. The structure offers flexibility for reconfiguration to accommodate changing business requirements.
The property sits at the intersection of SW A Street and Walton Blvd in Bentonville, with access to established commercial corridors, shopping, dining, trails, Downtown Bentonville, and the Walmart campus. Current zoning is T5.1, providing an important planning and land-use consideration for future ownership or redevelopment decisions.
The property sits at the intersection of SW A Street and Walton Blvd in Bentonville, with access to established commercial corridors, shopping, dining, trails, Downtown Bentonville, and the Walmart campus. Current zoning is T5.1, providing an important planning and land-use consideration for future ownership or redevelopment decisions.
Key Highlights
- 1.21‑acre office property in Bentonville
- Steel‑frame construction with an existing professional office setup
- Current T5.1 zoning
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
$158,421
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
5.28%
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%
$3,168,420
$3.2M
Cap Rate 7%
$2,263,157
$2.3M
Cap Rate 9%
$1,760,233
$1.8M
Market Conditions
NOI Build-Up for 10,209 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
$226.6K $22.20/SF
− Vacancy
−$15.4K −$1.51/SF
EGI
$211.2K $20.69/SF
− OpEx
−$52.8K −$5.17/SF
NOI
$158.4K $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%
$3,168,420
Cap Rate 7%
$2,263,157
Cap Rate 9%
$1,760,233
Alternative Uses
Best Use
Office B
$2.26M
$1.98M – $2.64M
NOI $158,421 @ 7.0% cap · market cap 5.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.81M
$2.45M – $3.27M
NOI $196,385 @ 7.0% cap · market cap 6.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
274
Businesses Nearby
Explore this area
Business Placement
Demographics for 72712, AR
38,053
Population
16,245
Households
2.3
Avg Household Size
34
Median Age
49%
College-Educated
94%
High-School Grad
51.8 sq mi
ZIP Area
735
Density / Sq Mi
$102,073
Median Household Income
$56,675
Median Earnings
$1,197
Median Rent
$401,300
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Existing professional office setup with steel-frame construction and T5.1 zoning defines this commercial property.
Where is this office building located?
The property is located at 1601 SW A Street Bentonville, AR.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: 1.21‑acre office property in Bentonville; Steel‑frame construction with an existing professional office setup; Current T5.1 zoning
