Commercial Land with Existing
For Sale
$635,000
2855 Henri De Tonti Boulevard, Tontitown, AR 72762
COMMERCIAL - Tontitown, AR
Property Size2,830 SF
Lot Size0.95 Acres
Price / SF$224.38
Days on Market319
Property Features for 2855 Henri De Tonti Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Appliances
GasWaterHeater
Directions
Take I-49 toward Springdale/Tontitown. Use Exit 72 for US-412 W / Sunset Ave toward Tontitown / Siloam Springs. Turn right (heading west) onto US-412 W / W Sunset Ave. Continue on US-412 W for approximately 4.5 miles. Turn left onto W Henri De Tonti Blvd / AR-112. Continue for about 0.6 miles - 2855 W Henri De Tonti Blvd will be on your right.
Standard status
Active
APN
830-37754-001
Size
2,830 SF
Lot size
0.95 Acres
Taxes and HOA fees
Tax Description
on file
Tax Annual Amount
1669
Legal Description
on file
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1946
Flooring type
Carpet, Vinyl, Tile, Wood
Building materials
VinylSiding
Roof type
Metal
Listing Agency:
Sudar Group
(479) 308-8380
Listed By:
Elizabeth Gates · License #SA00096416
(479) 366-2836
Added: Oct 7, 2025
Changed: Aug 19
Last Checked: Aug 21 at 9:06PM
MLS# 1324809
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.
This 0.95-acre commercial land parcel includes a 2,830-square-foot structure built in 1946. The building has vinyl siding, a metal roof, central heating and air conditioning, and a mix of carpet, vinyl, tile, and wood flooring. Public water and a septic tank serve the property, with a gas water heater also in place.
The site fronts W Henri De Tonti Boulevard in Tontitown and carries both commercial and residential zoning. A 27-acre commercial site is located directly across the road, while the planned extension of Hwy 612 is less than one mile away. The existing improvements and dual-zoning framework provide a basis for commercial redevelopment, live-work use, or continued ownership of the land and building.
The site fronts W Henri De Tonti Boulevard in Tontitown and carries both commercial and residential zoning. A 27-acre commercial site is located directly across the road, while the planned extension of Hwy 612 is less than one mile away. The existing improvements and dual-zoning framework provide a basis for commercial redevelopment, live-work use, or continued ownership of the land and building.
Key Highlights
- 0.95‑acre parcel with commercial and residential zoning
- 2,830‑square‑foot structure built in 1946
- Frontage on W Henri De Tonti Boulevard
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
$42,728
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
6.73%
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%
$854,560
$854.6K
Cap Rate 7%
$610,400
$610.4K
Cap Rate 9%
$474,756
$474.8K
Market Conditions
NOI Build-Up for 2,830 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
$61.1K $21.60/SF
− Vacancy
−$4.2K −$1.47/SF
EGI
$57.0K $20.13/SF
− OpEx
−$14.2K −$5.03/SF
NOI
$42.7K $15.10/SF
Area
Washington County, AR
Vacancy
6.80%
Lease Rate
$21.60 /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%
$854,560
Cap Rate 7%
$610,400
Cap Rate 9%
$474,756
Alternative Uses
Best Use
Office B
$610.4K
$534.1K – $712.1K
NOI $42,728 @ 7.0% cap · market cap 6.73%
Second Best
Mixed Use
$281.4K
$246.2K – $328.3K
NOI $19,697 @ 7.0% cap · market cap 3.10%
Theoretical Best
Office A
$759.6K
$664.7K – $886.2K
NOI $53,173 @ 7.0% cap · market cap 8.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
15
Businesses Nearby
Explore this area
Business Placement
Demographics for 72762, AR
42,175
Population
17,270
Households
2.4
Avg Household Size
36
Median Age
33%
College-Educated
85%
High-School Grad
58.1 sq mi
ZIP Area
726
Density / Sq Mi
$80,678
Median Household Income
$42,066
Median Earnings
$1,118
Median Rent
$278,600
Median Home Value
Market
Vacancy Rate% for Office 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?
Commercial land - Dual commercial and residential zoning supports redevelopment or live-work use with an existing building and established utility connections.
Where is this commercial land located?
The property is located at 2855 Henri De Tonti Boulevard Tontitown, AR.
What is the asking price?
The asking price for this property is $635,000.
What are key features of this property?
This property features: 0.95‑acre parcel with commercial and residential zoning; 2,830‑square‑foot structure built in 1946; Frontage on W Henri De Tonti Boulevard
