Single-Tenant Flex
New
For Sale
$2,800,000
2407 S Thompson Street, Springdale, AR 72764
The current owner-occupant is willing to execute a leaseback arrangement.
Property Size21,840 SF
Price / SF$128.21
Days on Market4
Property Features for 2407 S Thompson Street
General Information
Standard status
Active
Size
21,840 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1988
Buildings
1
Building Size
21,840 SF
Tenancy
Single
Listing Agency:
Simplicity Real Estate Solutions
Listed By:
Charlie Fox Estes · License #95669
(479) 271-9595
Source:
Mcmullenrealtynwa
Added: Sep 2
Last Checked: Sep 5 at 4:16AM
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 Simplicity Real Estate Solutions
Investment Insights
Based on property information with market context.
Built in 1988, this 21,840-square-foot flex building is configured for single-tenant occupancy and has been maintained by the current owner-occupant. The owner-occupant is willing to execute a leaseback arrangement, providing a defined occupancy structure for an incoming buyer.
The property is located at 2407 S Thompson Street in Springdale, along Highway 71B, with exposure to a reported 39,000 vehicles per day. Its position between Fayetteville and Springdale places the building within the Northwest Arkansas corridor identified in the property information.
The property is located at 2407 S Thompson Street in Springdale, along Highway 71B, with exposure to a reported 39,000 vehicles per day. Its position between Fayetteville and Springdale places the building within the Northwest Arkansas corridor identified in the property information.
Key Highlights
- 21,840‑square‑foot flex building
- Single‑tenant configuration
- Current owner‑occupant willing to execute a leaseback arrangement
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
$127,685
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
4.56%
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%
$2,553,700
$2.6M
Cap Rate 7%
$1,824,071
$1.8M
Cap Rate 9%
$1,418,722
$1.4M
Market Conditions
NOI Build-Up for 21,840 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
$196.6K $9.00/SF
− Vacancy
−$14.2K −$0.65/SF
EGI
$182.4K $8.35/SF
− OpEx
−$54.7K −$2.51/SF
NOI
$127.7K $5.85/SF
Area
Washington County, AR
Vacancy
7.20%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,553,700
Cap Rate 7%
$1,824,071
Cap Rate 9%
$1,418,722
Alternative Uses
Best Use
Industrial
$1.82M
$1.60M – $2.13M
NOI $127,685 @ 7.0% cap · market cap 4.56%
Second Best
Flex RnD
$1.64M
$1.43M – $1.91M
NOI $114,477 @ 7.0% cap · market cap 4.09%
Theoretical Best
Office A
$5.86M
$5.13M – $6.84M
NOI $410,354 @ 7.0% cap · market cap 14.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
599
Businesses Nearby
Under-served
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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Similar Off Market Nearby
- Tim's Chicken Wings and Things — 835 71 Plaza Ct, Springdale, AR 72764
Frequently Asked Questions
What type of property is this?
Flex space - The current owner-occupant is willing to execute a leaseback arrangement.
Where is this flex space located?
The property is located at 2407 S Thompson Street Springdale, AR.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: 21,840‑square‑foot flex building; Single‑tenant configuration; Current owner‑occupant willing to execute a leaseback arrangement
