Updated Office
For Sale
$2,675,400
Pending
4171 & 4153 Crossover Rd, Fayetteville, AR 72703
Two office buildings totaling substantial commercial space on a 2.48-acre parcel, with recent improvements to major building systems.
Property Size13,720 SF
Days on Market55
Property Features for 4171 & 4153 Crossover Rd
General Information
Standard status
Pending
Size
13,720 SF
Property subtype
Commercial
Building Details
Year Built
1975
Listing Agency:
Coldwell Banker K-C Realty
(479) 244-5080
Listed By:
Brooke Hernandez
(479) 366-0149
Source:
District3
Added: Jul 10
Changed: Sep 2
Last Checked: Sep 1 at 6:26PM
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 Coldwell Banker K-C Realty
Investment Insights
Based on property information with market context.
This office property comprises two buildings totaling 13,720 square feet, including one 9,400-square-foot structure and a second measuring 4,320 square feet. The improvements include sprinkler coverage, and both buildings have received recent capital work. At 4153 Crossover, updates include HVAC, roofing, gutters, flooring, and paint completed in July 2025. The 4171 Crossover building received a new TPO roof and HVAC servicing during July 2025, along with new lighting and ceiling tiles throughout.
The property occupies 2.48 acres and includes the addresses 4171 and 4153 Crossover Rd in Fayetteville, Arkansas. Originally built in 1975, the office asset combines two separate building areas with documented upgrades to core systems and interior finishes.
The property occupies 2.48 acres and includes the addresses 4171 and 4153 Crossover Rd in Fayetteville, Arkansas. Originally built in 1975, the office asset combines two separate building areas with documented upgrades to core systems and interior finishes.
Key Highlights
- 13,720 SF total across two office buildings: 9,400 SF and 4,320 SF
- 2.48‑acre office property at 4171 & 4153 Crossover Rd
- HVAC, roof, gutters, floors, and paint updated at 4153 Crossover in July 2025
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
$207,150
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
7.74%
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%
$4,143,000
$4.1M
Cap Rate 7%
$2,959,286
$3.0M
Cap Rate 9%
$2,301,667
$2.3M
Market Conditions
NOI Build-Up for 13,720 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
$296.4K $21.60/SF
− Vacancy
−$20.2K −$1.47/SF
EGI
$276.2K $20.13/SF
− OpEx
−$69.1K −$5.03/SF
NOI
$207.2K $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%
$4,143,000
Cap Rate 7%
$2,959,286
Cap Rate 9%
$2,301,667
Alternative Uses
Best Use
Office B
$2.96M
$2.59M – $3.45M
NOI $207,150 @ 7.0% cap · market cap 7.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.68M
$3.22M – $4.30M
NOI $257,787 @ 7.0% cap · market cap 9.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
460
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 - Two office buildings totaling substantial commercial space on a 2.48-acre parcel, with recent improvements to major building systems.
Where is this office building located?
The property is located at 4171 & 4153 Crossover Rd Fayetteville, AR.
What is the asking price?
The asking price for this property is $2,675,400.
What are key features of this property?
This property features: 13,720 SF total across two office buildings: 9,400 SF and 4,320 SF; 2.48‑acre office property at 4171 & 4153 Crossover Rd; HVAC, roof, gutters, floors, and paint updated at 4153 Crossover in July 2025
