4-Unit Retail Shopping
For Sale
$1,250,000
274 E Robinson Ave, Springdale, AR 72764
Multi-suite retail property with customer parking, flexible layouts, and modified gross lease structure.
Property Size5,000 SF
Price / SF$250
Days on Market29
Property Features for 274 E Robinson Ave
General Information
Standard status
Active
Size
5,000 SF
Additional Details
Traffic Count
26,000 vehicles/day
Building Details
Year Built
2007
Buildings
1
Tenancy
Multi
Listing Agency:
Keller Williams Market Pro Realty - Rogers Branch
(479) 381-0550
Listed By:
The Diaz Team
Source:
Thebesthomeprice
Added: Aug 3
Changed: Aug 29
Last Checked: Aug 30 at 8:22PM
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 Keller Williams Market Pro Realty - Rogers Branch
Investment Insights
Based on property information with market context.
This 5,000-square-foot shopping center contains 4 individual retail units within a building constructed in 2007. Current occupants include a granite showroom, tattoo shop, grocery store, and restaurant, demonstrating a varied commercial configuration. The roof was replaced in 2022, and on-site customer parking serves the property.
The property fronts E Robinson Avenue, also identified as HWY 412, with a reported daily traffic count of 26,000. It is close to local shops, restaurants, and residential neighborhoods in Springdale. Under the modified gross lease structure, the landlord pays taxes, insurance, garbage, and lawn care, while tenants are responsible for utilities and interior expenses.
The property fronts E Robinson Avenue, also identified as HWY 412, with a reported daily traffic count of 26,000. It is close to local shops, restaurants, and residential neighborhoods in Springdale. Under the modified gross lease structure, the landlord pays taxes, insurance, garbage, and lawn care, while tenants are responsible for utilities and interior expenses.
Key Highlights
- 5,000‑square‑foot retail center with 4 individual units
- Located on E Robinson Avenue, also identified as HWY 412
- Reported daily traffic count of 26,000
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
$58,842
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
4.71%
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%
$1,176,840
$1.2M
Cap Rate 7%
$840,600
$840.6K
Cap Rate 9%
$653,800
$653.8K
Market Conditions
NOI Build-Up for 5,000 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
$90.0K $18.00/SF
− Vacancy
−$5.9K −$1.19/SF
EGI
$84.1K $16.81/SF
− OpEx
−$25.2K −$5.04/SF
NOI
$58.8K $11.77/SF
Area
Washington County, AR
Vacancy
6.60%
Lease Rate
$18.00 /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%
$1,176,840
Cap Rate 7%
$840,600
Cap Rate 9%
$653,800
Alternative Uses
Best Use
Retail
$840.6K
$735.5K – $980.7K
NOI $58,842 @ 7.0% cap · market cap 4.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.34M
$1.17M – $1.57M
NOI $93,946 @ 7.0% cap · market cap 7.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
26,000 VPD
Traffic count
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
502
Businesses Nearby
18k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 68%
Shops & Services 28%
Home Improvements & Furnishings 4%
Popeyes Louisiana Kitchen
Dining
12,026 visits/mo
0.2 miles
Tidal Wave Auto Spa
Shops & Services
2,260 visits/mo
0.2 miles
FedEx Office Print & Ship Center
Shops & Services
1,841 visits/mo
0.1 miles
Graybar
Home Improvements & Furnishings
717 visits/mo
0.2 miles
Napa Auto Parts
Shops & Services
628 visits/mo
0.1 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Multi-suite retail property with customer parking, flexible layouts, and modified gross lease structure.
Where is this shopping center located?
The property is located at 274 E Robinson Ave Springdale, AR.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 5,000‑square‑foot retail center with 4 individual units; Located on E Robinson Avenue, also identified as HWY 412; Reported daily traffic count of 26,000
