One-Story Multi-Suite Office
For Sale
$2,300,000
3945 N Vantage Drive, Fayetteville, AR 72703
One-story, multi-suite office complex with private full bathrooms, built in 2009, and 18 paved parking spaces.
Property Size6,216 SF
Price / SF$370.01
Days on Market126
Property Features for 3945 N Vantage Drive
General Information
Standard status
Active
Size
6,216 SF
Total Parking Spaces
18
Property subtype
Commercial
Occupancy
100%
Additional Details
Highway Access
Yes
Amenities
built-ins
library paneling
shelves
storage
private full bathrooms
Razorback Greenway bike trail
Building Details
Building Size
6,216 SF
Year Built
2014
Stories
1
Tenancy
Multi
Listing Agency:
McKimmey Associates Realtors Nlr
(501) 680-6412
Listed By:
Suzette Elmore · License #SA00059275
(501) 680-6412
Source:
Proeliterealty
Added: Apr 20
Changed: Aug 23
Last Checked: Aug 22 at 9:21AM
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 McKimmey Associates Realtors Nlr
Investment Insights
Based on property information with market context.
This one-story, multi-suite office complex was constructed in 2009 and is configured with multiple suites. Suites feature built-ins, library paneling, shelves, storage, and private full bathrooms. The property has been described as fully leased with professional tenants, and additional space availability is noted as 2,300 +/- square feet immediately and 1,794 square feet available in November 2026.
The complex is located in the Bellafont Retail Park and is positioned for convenient access to major thoroughfares including I-49 and Hwy 71B. It provides 18 paved parking spaces and includes a cross-parking agreement right off Joyce Blvd. The East sidewalk to the building connects to the Razorback Greenway bike trail.
With a total building size of 6,216 square feet, the available suite sizes support flexible occupancy planning within the existing multi-suite layout.
The complex is located in the Bellafont Retail Park and is positioned for convenient access to major thoroughfares including I-49 and Hwy 71B. It provides 18 paved parking spaces and includes a cross-parking agreement right off Joyce Blvd. The East sidewalk to the building connects to the Razorback Greenway bike trail.
With a total building size of 6,216 square feet, the available suite sizes support flexible occupancy planning within the existing multi-suite layout.
Key Highlights
- One‑story, multi‑suite office complex in Uptown Fayetteville built in 2009
- Total building size is 6,216 SF with flexible availability: 2,300+/- SF immediately and 1,794 SF available in Nov 2026
- All suites include built‑ins, library paneling, shelves, storage, and private full bathrooms
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
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 - One-story, multi-suite office complex with private full bathrooms, built in 2009, and 18 paved parking spaces.
Where is this office building located?
The property is located at 3945 N Vantage Drive 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: One‑story, multi‑suite office complex in Uptown Fayetteville built in 2009; Total building size is 6,216 SF with flexible availability: 2,300+/- SF immediately and 1,794 SF available in Nov 2026; All suites include built‑ins, library paneling, shelves, storage, and private full bathrooms
