Building Details

Year built 2004

Listing Agency: Moses Tucker Partners-Bentonville Branch b***@grubbellisar.com Show Phone

Listed By: Garrett Washington · License #SA00097040 Show Phone

Added: Apr 2 Changed: Aug 31 Last Checked: Oct 4 at 5:06PM

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MLS# 1341513

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 office portfolio includes two buildings totaling 18,285 square feet, constructed in 2004. The 2003 building is fully occupied, while the 2005 building is vacant and offers flexibility for a new user. Both properties are positioned within a commercial setting with an on-site parking lot.

The portfolio occupies the signal-controlled intersection of Medical Center Parkway and SE Walton Boulevard, with approximately 288 linear feet along SE Walton Boulevard and exposure to about 47,200 vehicles per day. I-49 is 0.3 miles away, providing access across Northwest Arkansas. Nearby retail, restaurants, lodging, and medical services include Northwest Medical Center Hospital, Walmart's global headquarters, Cracker Barrel, Chipotle, Waffle House, Village Inn, Denny's, and Holiday Inn.

Key Highlights

• 18,285‑square‑foot office portfolio at 2003 and 2005 SE Walton Boulevard
• 2003 SE Walton Boulevard is fully occupied; 2005 SE Walton Boulevard is vacant
• Signalized corner of Medical Center Parkway and SE Walton Boulevard

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

$283,743

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

5.73%

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%

$5,674,860 $5.7M

Cap Rate 7%

$4,053,471 $4.1M

Cap Rate 9%

$3,152,700 $3.2M

Market Conditions

NOI Build-Up for 18,285 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

$405.9K $22.20/SF

− Vacancy

−$27.6K −$1.51/SF

EGI

$378.3K $20.69/SF

− OpEx

−$94.6K −$5.17/SF

NOI

$283.7K $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%

$5,674,860

Cap Rate 7%

$4,053,471

Cap Rate 9%

$3,152,700

Alternative Uses

Best Use

Office B

$4.05M

$3.55M – $4.73M (±1% cap)

NOI $283,743 @ 7.0% cap · market cap 5.73%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$5.02M

$4.40M – $5.86M (±1% cap)

NOI $351,739 @ 7.0% cap · market cap 7.11%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Vista Health Services Medical Clinic Kenneth Cates Counselor Justine Tucker Counselor Katina Robinson Foster Care Service Molly Murray Foster Care Service

Suggested Use

Top Pick Building Supply Electrical Service Storage Facility Grocery & Convenience Store Parking Lot & Garage Veterinary Clinic

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

1,175

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

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

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What type of property is this? Where is this office buildings located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Office building - The offering includes an occupied building and a separate vacant structure with flexible commercial use potential.

Where is this office building located?

The property is located at 2003 & 2005 SE Walton Boulevard Bentonville, AR.

What is the asking price?

The asking price for this property is $4,950,000.

What are key features of this property?

This property features: 18,285‑square‑foot office portfolio at 2003 and 2005 SE Walton Boulevard; 2003 SE Walton Boulevard is fully occupied; 2005 SE Walton Boulevard is vacant; Signalized corner of Medical Center Parkway and SE Walton Boulevard