Office Building with High Traffic
For Sale
Contact for pricing
208 E Kiehl Ave, Sherwood, AR 72120
Office building on 1.32 acres with multi-tenant occupancy and strong measured traffic counts along nearby corridors.
Property Size15,489 SF
Lot Size1.32 Acres
Price / SF$174.32
Days on Market495
Property Features for 208 E Kiehl Ave
General Information
Standard status
Active
Size
15,489 SF
Lot size
1.32 Acres
Property subtype
OFFICE
Occupancy
100%
Site & Location
Traffic Count
16,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Tenancy
Multi
Listing Agency:
iRealty Arkansas-Commercial
(501) 224-3900
Listed By:
Jon Kennon · License #EB00082753
(501) 350-5321
Source:
Moodyscre
Added: May 28, 2025
Changed: Sep 3
Last Checked: Oct 4 at 1:07PM
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 iRealty Arkansas-Commercial
Investment Insights
Based on property information with market context.
Located at 208 E Kiehl Ave in Sherwood, this office building totals 15,489 square feet on 1.32 acres. The property is currently occupied by two tenants, with one tenant taking approximately one-third of the building and the remainder occupied under individual office leases.
Public remarks cite excellent visibility with traffic counts of over 16,000 VPD on Kiehl and 28,000 VPD on Hwy 107/JFK, supporting strong exposure for office users.
The existing leasing configuration includes both a portion operated under a dedicated tenant footprint and office-by-office leasing within the remainder of the building.
Public remarks cite excellent visibility with traffic counts of over 16,000 VPD on Kiehl and 28,000 VPD on Hwy 107/JFK, supporting strong exposure for office users.
The existing leasing configuration includes both a portion operated under a dedicated tenant footprint and office-by-office leasing within the remainder of the building.
Key Highlights
- Office building on 1.32 acres with 15,489 SF
- Over 16,000 VPD on Kiehl and 28,000 VPD on Hwy 107/JFK nearby
- Currently multi‑tenant: two tenants occupy about 1/3 of the building
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
$129,538
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
4.80%
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%
$2,590,760
$2.6M
Cap Rate 7%
$1,850,543
$1.9M
Cap Rate 9%
$1,439,311
$1.4M
Market Conditions
NOI Build-Up for 15,489 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
$195.2K $12.60/SF
− Vacancy
−$22.4K −$1.45/SF
EGI
$172.7K $11.15/SF
− OpEx
−$43.2K −$2.79/SF
NOI
$129.5K $8.36/SF
Area
Pulaski County, AR
Vacancy
11.50%
Lease Rate
$12.60 /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%
$2,590,760
Cap Rate 7%
$1,850,543
Cap Rate 9%
$1,439,311
Alternative Uses
Best Use
Office B
$1.85M
$1.62M – $2.16M
NOI $129,538 @ 7.0% cap · market cap 4.80%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.95M
$2.59M – $3.45M
NOI $206,818 @ 7.0% cap · market cap 7.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
16,000 VPD
Traffic count
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
513
Businesses Nearby
Explore this area
Business Placement
Demographics for 72120, AR
34,784
Population
15,216
Households
2.3
Avg Household Size
41
Median Age
35%
College-Educated
95%
High-School Grad
54.2 sq mi
ZIP Area
642
Density / Sq Mi
$75,853
Median Household Income
$48,453
Median Earnings
$1,026
Median Rent
$189,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 units - Office building on 1.32 acres with multi-tenant occupancy and strong measured traffic counts along nearby corridors.
Where is this office units located?
The property is located at 208 E Kiehl Ave Sherwood, AR.
What is the asking price?
The asking price for this property is $2,700,000.
What are key features of this property?
This property features: Office building on 1.32 acres with 15,489 SF; Over 16,000 VPD on Kiehl and 28,000 VPD on Hwy 107/JFK nearby; Currently multi‑tenant: two tenants occupy about 1/3 of the building
