Retail Storefront
For Sale
$549,941
203 E Pickens Road, Pea Ridge, AR 72751
COMMERCIAL - Pea Ridge, AR
Property Size2,462 SF
Lot Size0.16 Acres
Price / SF$223.37
Days on Market297
Property Features for 203 E Pickens Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Directions
Located near the intersection of Pickens Rd & Hwy 94.
Standard status
Active
APN
13-00206-000
Size
2,462 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
PT NE NE BEG 60.9 RDS S - 191.5' W NE/C W56' S128' E56' N128' POB
Tax Annual Amount
1001
Legal Description
PT NE NE BEG 60.9 RDS S - 191.5' W NE/C W56' S128' E56' N128' POB
Listing Agency:
Moses Tucker Partners-Bentonville Branch
(479) 271-6118
Listed By:
Garrett Washington · License #SA00097040
(417) 274-0421
Added: Oct 28, 2025
Changed: Aug 19
Last Checked: Aug 20 at 11:06AM
MLS# 1326844
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 retail storefront building is currently 100% occupied and has recently completed all new mechanical and electrical infrastructure. With a compact footprint sized for retail use, the property is straightforward for operators seeking an existing, working space rather than a renovation project.
The property is positioned across the street from the Pea Ridge Veterans Memorial, Pea Ridge Intermediate School, and Pea Ridge Pre-K. It also benefits from visibility near the intersection of E Pickens Rd and Hwy 94, an area described as seeing approximately 17,000 vehicles per day.
For tenants or buyers looking for a retail-oriented asset, the combination of current occupancy, recently updated building systems, and a location fronting a heavily traveled intersection can support day-to-day operations. The surrounding area is described as experiencing active development, including plans referenced for a Walmart Supercenter, a Tractor Supply store, and a championship-level disc golf course. The tenant mix and specific lease terms are not provided in the available information.
The property is positioned across the street from the Pea Ridge Veterans Memorial, Pea Ridge Intermediate School, and Pea Ridge Pre-K. It also benefits from visibility near the intersection of E Pickens Rd and Hwy 94, an area described as seeing approximately 17,000 vehicles per day.
For tenants or buyers looking for a retail-oriented asset, the combination of current occupancy, recently updated building systems, and a location fronting a heavily traveled intersection can support day-to-day operations. The surrounding area is described as experiencing active development, including plans referenced for a Walmart Supercenter, a Tractor Supply store, and a championship-level disc golf course. The tenant mix and specific lease terms are not provided in the available information.
Key Highlights
- 100% occupied property
- All new mechanical and electrical infrastructure
- Across the street from Pea Ridge Veterans Memorial
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
$28,008
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
5.09%
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%
$560,160
$560.2K
Cap Rate 7%
$400,114
$400.1K
Cap Rate 9%
$311,200
$311.2K
Market Conditions
NOI Build-Up for 2,462 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
$42.8K $17.40/SF
− Vacancy
−$2.8K −$1.15/SF
EGI
$40.0K $16.25/SF
− OpEx
−$12.0K −$4.88/SF
NOI
$28.0K $11.38/SF
Area
Benton County, AR
Vacancy
6.60%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$560,160
Cap Rate 7%
$400,114
Cap Rate 9%
$311,200
Alternative Uses
Best Use
Retail
$400.1K
$350.1K – $466.8K
NOI $28,008 @ 7.0% cap · market cap 5.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$676.6K
$592.0K – $789.3K
NOI $47,360 @ 7.0% cap · market cap 8.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
17,000 VPD
Traffic count
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
124
Businesses Nearby
Explore this area
Business Placement
Demographics for 72751, AR
8,361
Population
3,487
Households
2.4
Avg Household Size
34
Median Age
24%
College-Educated
92%
High-School Grad
24.1 sq mi
ZIP Area
347
Density / Sq Mi
$92,173
Median Household Income
$44,510
Median Earnings
$1,395
Median Rent
$258,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Fully occupied storefront with new mechanical and electrical infrastructure in a high-visibility Pea Ridge location.
Where is this retail space located?
The property is located at 203 E Pickens Road Pea Ridge, AR.
What is the asking price?
The asking price for this property is $549,941.
What are key features of this property?
This property features: 100% occupied property; All new mechanical and electrical infrastructure; Across the street from Pea Ridge Veterans Memorial
