Renovated Office Building with Test
For Sale
$4,250,000
210 SE 34th Street, Bentonville, AR 72712
Recently updated commercial office facility with flexible occupancy options and specialized kitchen infrastructure.
Property Size14,388 SF
Price / SF$295.39
Days on Market34
Property Features for 210 SE 34th Street
General Information
Standard status
Active
Size
14,388 SF
Property subtype
CommercialSale
Building Details
Buildings
1
Building Size
14,388 SF
Listing Agency:
CBRE, Inc-Fayetteville
(512) 400-8617
Listed By:
Alexander Reed · License #SA00098027
(512) 400-8617
Source:
Connectrealtynwa
Added: Jul 27
Changed: Aug 28
Last Checked: Aug 28 at 7:59PM
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 CBRE, Inc-Fayetteville
Investment Insights
Based on property information with market context.
Recently renovated office building offering 14,388 square feet of commercial workspace at 210 SE 34th Street in Bentonville, Arkansas. The interior includes 25 private offices, 7 conference rooms, and a fully equipped test kitchen, creating a varied layout for office and specialized operational needs.
The property can accommodate a single occupant or be divided for multiple users. It is offered for sale and is also available for lease, providing flexibility for different occupancy structures.
The property can accommodate a single occupant or be divided for multiple users. It is offered for sale and is also available for lease, providing flexibility for different occupancy structures.
Key Highlights
- 14,388‑square‑foot recently renovated office building
- 25 private offices and 7 conference rooms
- Fully equipped test kitchen
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
$223,270
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
5.25%
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%
$4,465,400
$4.5M
Cap Rate 7%
$3,189,571
$3.2M
Cap Rate 9%
$2,480,778
$2.5M
Market Conditions
NOI Build-Up for 14,388 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
$319.4K $22.20/SF
− Vacancy
−$21.7K −$1.51/SF
EGI
$297.7K $20.69/SF
− OpEx
−$74.4K −$5.17/SF
NOI
$223.3K $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%
$4,465,400
Cap Rate 7%
$3,189,571
Cap Rate 9%
$2,480,778
Alternative Uses
Best Use
Office B
$3.19M
$2.79M – $3.72M
NOI $223,270 @ 7.0% cap · market cap 5.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.95M
$3.46M – $4.61M
NOI $276,774 @ 7.0% cap · market cap 6.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
837
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Recently updated commercial office facility with flexible occupancy options and specialized kitchen infrastructure.
Where is this office building located?
The property is located at 210 SE 34th Street Bentonville, AR.
What is the asking price?
The asking price for this property is $4,250,000.
What are key features of this property?
This property features: 14,388‑square‑foot recently renovated office building; 25 private offices and 7 conference rooms; Fully equipped test kitchen
