Restaurant Building With
New
For Sale
$3,150,000
2101 SE Walton Boulevard, Bentonville, AR 72712
CommercialSale, Bentonville, AR
Property Size9,840 SF
Lot Size2.00 Acres
Price / SF$320.12
Days on Market7
Property Features for 2101 SE Walton Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Exterior features
Storage
Appliances
GasWaterHeater
Lot features
Corner Lot
Directions
From I-49 go west on SE Walton Blvd, property on the north side of the road.
Standard status
Active
APN
01-09229-003
Size
9,840 SF
Lot size
2.00 Acres
Taxes and HOA fees
Tax Description
REPLAT 12/19/03 2003-1089
Tax Annual Amount
28118
Legal Description
REPLAT 12/19/03 2003-1089
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2005
Floors in Building
1
Number of units
1
Flooring type
Concrete, Carpet
Roof type
Asphalt, Shingle
Additional Structures
Storage
Listing Agency:
Robison Custom Realty
(479) 426-3644
Listed By:
Larry Robison · License #EB00060190
(479) 426-3644
Added: Aug 17
Changed: Aug 19
Last Checked: Aug 23 at 10:06AM
MLS# 1359203
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.
The property is an operating restaurant occupying 9,840 square feet on a 2-acre site. Built in 2005, the building includes storage space, concrete and carpet flooring, central heating and central air conditioning, and a gas water heater. The roof is finished with asphalt shingles, and the property is served by public water.
Located at 2101 SE Walton Boulevard in Bentonville, Arkansas, the restaurant offers an established physical setting for continued restaurant use. Showings are available on Mondays and require at least 24 hours’ advance scheduling.
Located at 2101 SE Walton Boulevard in Bentonville, Arkansas, the restaurant offers an established physical setting for continued restaurant use. Showings are available on Mondays and require at least 24 hours’ advance scheduling.
Key Highlights
- Operating restaurant on a 2‑acre site
- 9,840‑square‑foot building constructed in 2005
- Storage space included
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
$132,344
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
4.20%
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%
$2,646,880
$2.6M
Cap Rate 7%
$1,890,629
$1.9M
Cap Rate 9%
$1,470,489
$1.5M
Market Conditions
NOI Build-Up for 9,840 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
$188.9K $19.20/SF
− Vacancy
−$12.5K −$1.27/SF
EGI
$176.5K $17.93/SF
− OpEx
−$44.1K −$4.48/SF
NOI
$132.3K $13.45/SF
Area
Benton County, AR
Vacancy
6.60%
Lease Rate
$19.20 /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%
$2,646,880
Cap Rate 7%
$1,890,629
Cap Rate 9%
$1,470,489
Alternative Uses
Best Use
Specialty Retail
$1.89M
$1.65M – $2.21M
NOI $132,344 @ 7.0% cap · market cap 4.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.70M
$2.37M – $3.15M
NOI $189,287 @ 7.0% cap · market cap 6.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,175
Businesses Nearby
258k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 49%
Home Improvements & Furnishings 21%
Shops & Services 17%
Apparel 7%
Lowe's
Home Improvements & Furnishings
54,431 visits/mo
0.4 miles
Barnes & Noble
Shops & Services
37,774 visits/mo
0.5 miles
Krispy Kreme Doughnuts
Dining
16,033 visits/mo
0.2 miles
IHOP
Dining
15,106 visits/mo
0.4 miles
Firehouse Subs
Dining
14,402 visits/mo
0.5 miles
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Existing food-service operation includes central HVAC, concrete and carpet flooring, and public water service.
Where is this conventional restaurant located?
The property is located at 2101 SE Walton Boulevard Bentonville, AR.
What is the asking price?
The asking price for this property is $3,150,000.
What are key features of this property?
This property features: Operating restaurant on a 2‑acre site; 9,840‑square‑foot building constructed in 2005; Storage space included
