Steel-Frame Office
New
For Sale
$3,000,000
1601 SW A Street, Bentonville, AR 72712
CommercialSale, Bentonville, AR
Property Size10,209 SF
Lot Size1.21 Acres
Price / SF$293.86
Days on Market1
Property Features for 1601 SW A Street
General Information
Property type
Commercial Sale
Property subtype
Office
Parking
33
Lot features
Central Business District
Directions
Head south on NW C St toward Trails End Ln, Turn left onto NW 7th St, Turn right onto NW A St, Turn left onto Jonathan Dr, Turn right, property will be on the left.
Standard status
Active
APN
01-00069-002
Size
10,209 SF
Lot size
1.21 Acres
Taxes and HOA fees
Tax Description
PART OF THE NE1/4 OF THE NE1/4 OF SECTION 6, TOWNSHIP 19 NORTH, RANGE 30 WEST, SITUATE IN BENTON COUNTY, ARKANSAS
Tax Annual Amount
12066
Legal Description
PART OF THE NE1/4 OF THE NE1/4 OF SECTION 6, TOWNSHIP 19 NORTH, RANGE 30 WEST, SITUATE IN BENTON COUNTY, ARKANSAS
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1994
Floors in Building
1
Building materials
Brick, Stucco
Roof type
Metal
Listing Agency:
Keller Williams Market Pro Realty - Rogers Branch · Keller Williams Realty
(479) 718-2800
Listed By:
The Duley Group · License #55555,PersonLicenseNumber
(479) 616-4663
Added: Sep 15
Last Checked: Sep 15 at 3:06PM
MLS# 1361891
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 10,209-square-foot office building occupies 1.21 acres and was constructed in 1994 with steel framing, brick and stucco exterior materials, and a metal roof. The property is configured for office use and includes central heating and central air conditioning. Public water and public sewer serve the site.
The building is positioned at the intersection of SW A Street and Walton Blvd in Bentonville, with access to Downtown Bentonville, the Walmart campus, shopping, dining, trails, and established commercial corridors. T5.1 zoning provides the property's stated land-use designation.
The building is positioned at the intersection of SW A Street and Walton Blvd in Bentonville, with access to Downtown Bentonville, the Walmart campus, shopping, dining, trails, and established commercial corridors. T5.1 zoning provides the property's stated land-use designation.
Key Highlights
- 10,209‑square‑foot office building on 1.21 acres
- Steel‑frame construction with brick and stucco exterior
- Located at SW A Street and Walton Blvd in Bentonville
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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Current Use
Location Intelligence
Trade Area within ½ mile
1,052
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 office property with T5.1 zoning, central systems, and a prominent Bentonville intersection setting.
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: 10,209‑square‑foot office building on 1.21 acres; Steel‑frame construction with brick and stucco exterior; Located at SW A Street and Walton Blvd in Bentonville
