Corner Storefront
New
For Sale
$900,000
1701 & 1703 W Martin Luther King Boulevard, Fayetteville, AR 72701
Two freestanding buildings offer an updated storefront and adaptable commercial space.
Property Size1,778 SF
Lot Size0.32 Acres
Price / SF$506.19
Days on Market5
Property Features for 1701 & 1703 W Martin Luther King Boulevard
General Information
Standard status
Active
Size
1,778 SF
Lot size
0.32 Acres
Property subtype
Commercial/Industrial
Zoning
I-1 Heavy Commercial and Light Industrial
Site & Location
Corner Location
Yes
Traffic Count
37,000 vehicles/day
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$3,816
Building Details
Year Built
1986
Buildings
2
Building Size
1,778 SF
Listing Agency:
McNaughton Real Estate
(479) 442-9099
Listed By:
Amber Parrish · License #EB00052650
(479) 442-9099
Source:
Exitrealty
Added: Aug 7
Changed: Aug 10
Last Checked: Aug 11 at 7:02AM
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 McNaughton Real Estate
Investment Insights
Based on property information with market context.
This storefront property includes two freestanding commercial buildings totaling approximately 1,778 SF on a 0.32-acre site. The main building has received recent improvements and provides an updated setting for retail, office, studio, or service-oriented operations. The second structure adds separate workspace or storage capacity.
The property occupies the corner of W. Martin Luther King Jr. Boulevard and S. Beechwood Avenue in Fayetteville, with approximately 37,000 vehicles passing daily. Its I-1 Heavy Commercial and Light Industrial zoning supports a broad range of commercial and light industrial uses. The site is near the University of Arkansas, downtown Fayetteville, and I-49.
The property occupies the corner of W. Martin Luther King Jr. Boulevard and S. Beechwood Avenue in Fayetteville, with approximately 37,000 vehicles passing daily. Its I-1 Heavy Commercial and Light Industrial zoning supports a broad range of commercial and light industrial uses. The site is near the University of Arkansas, downtown Fayetteville, and I-49.
Key Highlights
- Two freestanding commercial buildings totaling approximately 1,778 SF
- 0.32‑acre corner site at W. Martin Luther King Jr. Boulevard and S. Beechwood Avenue
- Approximately 37,000 vehicles pass daily
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
$26,845
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
2.98%
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%
$536,900
$536.9K
Cap Rate 7%
$383,500
$383.5K
Cap Rate 9%
$298,278
$298.3K
Market Conditions
NOI Build-Up for 1,778 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
$38.4K $21.60/SF
− Vacancy
−$2.6K −$1.47/SF
EGI
$35.8K $20.13/SF
− OpEx
−$8.9K −$5.03/SF
NOI
$26.8K $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%
$536,900
Cap Rate 7%
$383,500
Cap Rate 9%
$298,278
Alternative Uses
Best Use
Office B
$383.5K
$335.6K – $447.4K
NOI $26,845 @ 7.0% cap · market cap 2.98%
Second Best
Retail
$298.9K
$261.6K – $348.7K
NOI $20,924 @ 7.0% cap · market cap 2.32%
Theoretical Best
Office A
$477.2K
$417.6K – $556.8K
NOI $33,407 @ 7.0% cap · market cap 3.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
37,000 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
339
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 72701, AR
48,269
Population
20,057
Households
2.4
Avg Household Size
28
Median Age
42%
College-Educated
93%
High-School Grad
126.0 sq mi
ZIP Area
383
Density / Sq Mi
$50,413
Median Household Income
$27,305
Median Earnings
$973
Median Rent
$323,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Two freestanding buildings offer an updated storefront and adaptable commercial space.
Where is this storefront property located?
The property is located at 1701 & 1703 W Martin Luther King Boulevard Fayetteville, AR.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Two freestanding commercial buildings totaling approximately 1,778 SF; 0.32‑acre corner site at W. Martin Luther King Jr. Boulevard and S. Beechwood Avenue; Approximately 37,000 vehicles pass daily
