Climate-Controlled Flex
For Sale
$800,000
17644 Highway 37, Garfield, AR 72732
Recently constructed commercial property pairs insulated warehouse capacity with finished offices and customer-facing areas.
Property Size6,000 SF
Lot Size4.50 Acres
Price / SF$133.33
Days on Market15
Property Features for 17644 Highway 37
General Information
Standard status
Active
Size
6,000 SF
Lot size
4.50 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Conditioned Warehouse
Yes
Amenities
conference room
kitchenette
reception area
Building Details
Building Size
6,000 SF
Listing Agency:
The Brandon Group
(479) 787-3080
Listed By:
Sumer Brandon · License #PB00063728
(479) 787-3080
Source:
Connectrealtynwa
Added: Aug 17
Changed: Aug 29
Last Checked: Aug 30 at 5:36PM
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 The Brandon Group
Investment Insights
Based on property information with market context.
This recently constructed flex property spans 4.50 level acres and includes 6,000 square feet of fully climate-controlled warehouse, office, and adaptable commercial space. Full foam insulation extends throughout the building. The interior layout includes three oversized offices, 2.5 bathrooms, a conference room, kitchenette, and a spacious reception area with tall ceilings suited to displaying products and meeting clients.
The warehouse component provides two 14-by-18-foot overhead doors to support movement of equipment and materials. Parking is available for employees and visitors, while highway frontage adds direct exposure and access. The combination of office finishes, controlled warehouse conditions, and logistics-oriented features accommodates a range of commercial operations.
The warehouse component provides two 14-by-18-foot overhead doors to support movement of equipment and materials. Parking is available for employees and visitors, while highway frontage adds direct exposure and access. The combination of office finishes, controlled warehouse conditions, and logistics-oriented features accommodates a range of commercial operations.
Key Highlights
- 6,000 square feet of fully climate‑controlled warehouse, office, and flex space
- Located on 4.50 level acres with highway frontage
- Two 14x18 overhead doors support warehouse logistics
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
$60,803
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
7.60%
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%
$1,216,060
$1.2M
Cap Rate 7%
$868,614
$868.6K
Cap Rate 9%
$675,589
$675.6K
Market Conditions
NOI Build-Up for 6,000 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
$100.8K $16.80/SF
− Vacancy
−$7.3K −$1.21/SF
EGI
$93.5K $15.59/SF
− OpEx
−$32.7K −$5.46/SF
NOI
$60.8K $10.13/SF
Area
Benton County, AR
Vacancy
7.20%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
35.00%
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%
$1,216,060
Cap Rate 7%
$868,614
Cap Rate 9%
$675,589
Alternative Uses
Best Use
Office B
$1.33M
$1.16M – $1.55M
NOI $93,107 @ 7.0% cap · market cap 11.64%
Second Best
Flex RnD
$868.6K
$760.0K – $1.01M
NOI $60,803 @ 7.0% cap · market cap 7.60%
Theoretical Best
Office A
$1.65M
$1.44M – $1.92M
NOI $115,419 @ 7.0% cap · market cap 14.43%
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
23
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72732, AR
4,990
Population
2,834
Households
1.8
Avg Household Size
46
Median Age
24%
College-Educated
89%
High-School Grad
86.9 sq mi
ZIP Area
57
Density / Sq Mi
$68,548
Median Household Income
$38,788
Median Earnings
$955
Median Rent
$236,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Recently constructed commercial property pairs insulated warehouse capacity with finished offices and customer-facing areas.
Where is this flex space located?
The property is located at 17644 Highway 37 Garfield, AR.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 6,000 square feet of fully climate‑controlled warehouse, office, and flex space; Located on 4.50 level acres with highway frontage; Two 14x18 overhead doors support warehouse logistics
