Multi-Suite Office
For Sale
$2,300,000
3945 N Vantage Dr, Fayetteville, AR 72703
Single-story professional property with built-in features, private bathrooms, and access to paved parking.
Property Size6,216 SF
Price / SF$370.01
Days on Market18
Property Features for 3945 N Vantage Dr
General Information
Standard status
Active
Size
6,216 SF
Total Parking Spaces
18
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
built-ins
library paneling
shelves
storage
private full bathrooms
Razorback Greenway bike trail
Building Details
Year Built
2014
Buildings
1
Stories
1
Building Size
6,216 SF
Tenancy
Multi
Listing Agency:
Berkshire Hathaway HomeServices Arkansas Realty
(501) 680-6412
Listed By:
Suzette Elmore · License #SA00059275
Source:
Themoverealty
Added: Aug 15
Changed: Aug 31
Last Checked: Aug 31 at 6:45PM
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 Berkshire Hathaway HomeServices Arkansas Realty
Investment Insights
Based on property information with market context.
This 6,216-square-foot office property is configured as a single-story, multi-suite complex with built-in cabinetry, library paneling, shelving, storage, and private full bathrooms. Professional occupants include a law firm, interior design business, and financial services firm. Approximately 2,300 square feet may be available immediately, with an additional 1,794 square feet scheduled to become available in November 2026.
The property is located in Bellafont Retail Park in Uptown Fayetteville, near banks, medical and dental offices, restaurants, a private school, and a post office. Access to I-49 and Hwy 71B supports connectivity across the area. The building includes 18 paved parking spaces, cross-parking rights through an agreement off Joyce Blvd., and an east-side sidewalk connecting to the Razorback Greenway bike trail.
The property is located in Bellafont Retail Park in Uptown Fayetteville, near banks, medical and dental offices, restaurants, a private school, and a post office. Access to I-49 and Hwy 71B supports connectivity across the area. The building includes 18 paved parking spaces, cross-parking rights through an agreement off Joyce Blvd., and an east-side sidewalk connecting to the Razorback Greenway bike trail.
Key Highlights
- 6,216‑square‑foot single‑story office complex
- Approximately 2,300 square feet may be available immediately
- Additional 1,794 square feet scheduled for availability in November 2026
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
$93,852
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
4.08%
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%
$1,877,040
$1.9M
Cap Rate 7%
$1,340,743
$1.3M
Cap Rate 9%
$1,042,800
$1.0M
Market Conditions
NOI Build-Up for 6,216 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
$134.3K $21.60/SF
− Vacancy
−$9.1K −$1.47/SF
EGI
$125.1K $20.13/SF
− OpEx
−$31.3K −$5.03/SF
NOI
$93.9K $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%
$1,877,040
Cap Rate 7%
$1,340,743
Cap Rate 9%
$1,042,800
Alternative Uses
Best Use
Office B
$1.34M
$1.17M – $1.56M
NOI $93,852 @ 7.0% cap · market cap 4.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.67M
$1.46M – $1.95M
NOI $116,793 @ 7.0% cap · market cap 5.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,265
Businesses Nearby
Explore this area
Business Placement
Demographics for 72703, AR
33,767
Population
17,202
Households
2
Avg Household Size
33
Median Age
49%
College-Educated
96%
High-School Grad
40.2 sq mi
ZIP Area
840
Density / Sq Mi
$60,232
Median Household Income
$39,190
Median Earnings
$958
Median Rent
$341,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Single-story professional property with built-in features, private bathrooms, and access to paved parking.
Where is this office building located?
The property is located at 3945 N Vantage Dr Fayetteville, AR.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: 6,216‑square‑foot single‑story office complex; Approximately 2,300 square feet may be available immediately; Additional 1,794 square feet scheduled for availability in November 2026
