Industrial Flex
For Sale
$2,000,000
2101 S Arkola Dr, Springdale, AR 72764
Three-building I-2 site with office, warehouse, and partially heated manufacturing space.
Property Size20,220 SF
Price / SF$98.91
Days on Market271
Property Features for 2101 S Arkola Dr
General Information
Standard status
Active
Size
20,220 SF
Zoning
I-2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$7,433
Listing Agency:
Engel & Volkers Springdale
(479) 268-5170
Listed By:
Leigh Verucchi · License #SA00092172
(479) 841-2517
Source:
Exprealty
Added: Dec 8, 2025
Changed: Aug 21
Last Checked: Sep 4 at 11:17AM
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 Engel & Volkers Springdale
Investment Insights
Based on property information with market context.
This for-sale industrial flex property includes three separate buildings designed to support a mix of office, warehouse, and manufacturing use. One building is approximately 7,839 square feet of office/warehouse space. The Morton warehouse/manufacturing building is partially heated and is approximately 11,301 square feet. A smaller warehouse/office building contains approximately 1,080 square feet.
The property is zoned I-2 and offers a flexible layout across multiple structures. It is located in Springdale, in close proximity to George’s Inc., Downtown Springdale, and Hwy 71B, providing an industrial setting for storage, manufacturing, or commercial operations.
With multiple buildings and varied space types, the site can serve businesses looking for operational space, additional footprint, or an income-producing setup.
The property is zoned I-2 and offers a flexible layout across multiple structures. It is located in Springdale, in close proximity to George’s Inc., Downtown Springdale, and Hwy 71B, providing an industrial setting for storage, manufacturing, or commercial operations.
With multiple buildings and varied space types, the site can serve businesses looking for operational space, additional footprint, or an income-producing setup.
Key Highlights
- Three‑building I‑2 zoned site with office, warehouse, and partially heated manufacturing space
- Morton warehouse/manufacturing building: approx. 11,301 SF (partially heated)
- Office/warehouse building: approx. 7,839 SF
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
$123,812
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
6.19%
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%
$2,476,240
$2.5M
Cap Rate 7%
$1,768,743
$1.8M
Cap Rate 9%
$1,375,689
$1.4M
Market Conditions
NOI Build-Up for 20,220 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
$162.6K $8.04/SF
− Vacancy
−$16.9K −$0.84/SF
EGI
$145.7K $7.20/SF
− OpEx
−$21.8K −$1.08/SF
NOI
$123.8K $6.12/SF
Area
Washington County, AR
Vacancy
10.40%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
15.00%
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%
$2,476,240
Cap Rate 7%
$1,768,743
Cap Rate 9%
$1,375,689
Alternative Uses
Best Use
Warehouse
$1.77M
$1.55M – $2.06M
NOI $123,812 @ 7.0% cap · market cap 6.19%
Second Best
Industrial
$1.69M
$1.48M – $1.97M
NOI $118,214 @ 7.0% cap · market cap 5.91%
Theoretical Best
Office A
$5.43M
$4.75M – $6.33M
NOI $379,916 @ 7.0% cap · market cap 19.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
665
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 72764, AR
60,786
Population
20,781
Households
2.9
Avg Household Size
30
Median Age
20%
College-Educated
72%
High-School Grad
66.2 sq mi
ZIP Area
918
Density / Sq Mi
$61,569
Median Household Income
$34,552
Median Earnings
$984
Median Rent
$226,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Three-building I-2 site with office, warehouse, and partially heated manufacturing space.
Where is this flex space located?
The property is located at 2101 S Arkola Dr Springdale, AR.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Three‑building I‑2 zoned site with office, warehouse, and partially heated manufacturing space; Morton warehouse/manufacturing building: approx. 11,301 SF (partially heated); Office/warehouse building: approx. 7,839 SF
