Single-Tenant Flex
New
For Sale
$2,800,000
2407 S Thompson Street, Springdale, AR 72764
CommercialSale, Springdale, AR
Property Size21,840 SF
Price / SF$128.21
Days on Market2
Property Features for 2407 S Thompson Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
Commercial
Lot features
City Lot
Directions
From Fayetteville, travel along I-49 to the Don Tyson Pkwy (DTP) exit. At stoplight, turn left. Take DTP to Thompson and turn left. Continue through the traffic signal at Arapaho and location will be on your right. From Bentonville, travel along I-49 to the Don Tyson Pkwy exit. Exit ramp will loop you over freeway. Continue down DTP to Thompson and turn left. Continue through the traffic signal at Arapaho and location will be on your right.
Standard status
Active
APN
815-29161-000
Size
21,840 SF
Taxes and HOA fees
Tax Description
-T-R: 11-17-30 Part of the SW 1/4 of the NE 1/4 of Sec 11. Township 17 N. Range 30 W
Legal Description
-T-R: 11-17-30 Part of the SW 1/4 of the NE 1/4 of Sec 11. Township 17 N. Range 30 W
Building Details
Year built
1988
Listing Agency:
Simplicity Real Estate Solutions
(479) 420-0531
Listed By:
Charlie Fox Estes · License #EB00095669
(479) 332-8451
Added: Sep 1
Last Checked: Sep 2 at 6:06PM
MLS# 1360790
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.
Built in 1988, this 21,840-square-foot flex property is configured as a single-tenant building and offers a range of ownership strategies. The existing owner-occupant is willing to execute a leaseback, while the building can also be evaluated for reconfiguration into multiple occupancies.
The property is located at 2407 S Thompson Street along Highway 71B in Springdale, positioned between Fayetteville and Springdale. The corridor reports traffic of 39,000 vehicles per day, providing substantial exposure for an operating business or future tenant configuration.
The property is located at 2407 S Thompson Street along Highway 71B in Springdale, positioned between Fayetteville and Springdale. The corridor reports traffic of 39,000 vehicles per day, providing substantial exposure for an operating business or future tenant configuration.
Key Highlights
- 21,840 SF flex building
- Single‑tenant configuration with owner‑occupant leaseback willingness
- Reconfiguration option for multiple occupancies
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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Frequently Asked Questions
What type of property is this?
Flex space - Flexible commercial building with leaseback and reconfiguration options.
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 SF flex building; Single‑tenant configuration with owner‑occupant leaseback willingness; Reconfiguration option for multiple occupancies
