Office Building with Pole
For Sale
$2,700,000
208 E Kiehl, Sherwood, AR 72120
COMMERCIAL - Sherwood, AR
Property Size15,489 SF
Lot Size1.32 Acres
Price / SF$174.32
Days on Market83
Property Features for 208 E Kiehl
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
62
Interior features
Handicapped Design
Exterior features
Pole Sign, Wheelchair Accessible
Accessibility
Accessible Approach with Ramp
Lot features
Level
Directions
from 67/167, travel down Kiehl, building will be on your left
Subdivision
SHERWOOD
Standard status
Active
Size
15,489 SF
Lot size
1.32 Acres
Taxes and HOA fees
Tax Description
5R-6R/24
Tax Annual Amount
12304
Legal Description
5R-6R/24
Building Details
Year built
1990
Floors in Building
1
Flooring type
Carpet - Full, Tile
Architectural style
Other
Listing Agency:
IRealty Arkansas - Sherwood
(501) 392-6298
Listed By:
Kristen Kennon
(501) 837-4391
Added: Jun 3
Changed: Aug 4
Last Checked: Aug 24 at 7:06PM
MLS# 26022339
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. 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 building at 208 E Kiehl includes a pole sign and wheelchair-accessible features, including an accessible approach with ramp and handicapped design. Interior finishes include carpet and tile flooring. The property was built in 1990.
The site totals 1.82 acres (including a 1/2-acre outparcel) and provides 15,489 square feet of space. Public remarks indicate excellent visibility with over 16,000 VPD on Kiehl and 28,000 VPD on Hwy 107/JFK. The building is currently occupied by two tenants, with roughly two-thirds of the building in one tenant and about one-third leased as individual office leases. There is one year left on one tenant’s lease, and the remaining tenant space is described as individual office leases.
With the tenant expiration in place, the building can be evaluated for either continued leasing of the existing individual office spaces or owner-occupancy, including the option to occupy the tenant area when the current lease term ends.
The site totals 1.82 acres (including a 1/2-acre outparcel) and provides 15,489 square feet of space. Public remarks indicate excellent visibility with over 16,000 VPD on Kiehl and 28,000 VPD on Hwy 107/JFK. The building is currently occupied by two tenants, with roughly two-thirds of the building in one tenant and about one-third leased as individual office leases. There is one year left on one tenant’s lease, and the remaining tenant space is described as individual office leases.
With the tenant expiration in place, the building can be evaluated for either continued leasing of the existing individual office spaces or owner-occupancy, including the option to occupy the tenant area when the current lease term ends.
Key Highlights
- Pole sign and wheelchair accessible features including an accessible approach with ramp
- 15,489 SF office building on 1.82 acres including a 1/2‑acre outparcel
- Visibility with over 16,000 VPD on Kiehl and 28,000 VPD on Hwy 107/JFK
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
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway 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
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 building - Office building near Kiehl and Hwy 107/JFK with pole sign and wheelchair accessibility, plus strong traffic counts nearby.
Where is this office building located?
The property is located at 208 E Kiehl 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: Pole sign and wheelchair accessible features including an accessible approach with ramp; 15,489 SF office building on 1.82 acres including a 1/2‑acre outparcel; Visibility with over 16,000 VPD on Kiehl and 28,000 VPD on Hwy 107/JFK
