Retail Space with Glass
For Sale
$1,400,000
Pending
427 N College Avenue, Fayetteville, AR 72701
COMMERCIAL - Fayetteville, AR
Property Size6,355 SF
Lot Size0.33 Acres
Days on Market212
Property Features for 427 N College Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Lot
Lot features
Central Business District, City Lot
Directions
Take exit 64 and head East onto W. Wedington Dr. and continue onto W. North St. Head South onto N. College Ave. The property will be located 0.5 miles on your right.
Standard status
Pending
APN
765-04318-000
Size
6,355 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Description
Country Court Addition,N 65 Ft Of The E 216 Ft Of Lot 2, Block 1
Legal Description
Country Court Addition,N 65 Ft Of The E 216 Ft Of Lot 2, Block 1
Utilities
Heating system
Natural Gas, Central
Cooling system
Central Air
Building Details
Year built
1959
Building materials
Block, Concrete
Listing Agency:
Mockingbird Real Estate Group
(844) 562-7653
Listed By:
Christopher Hansen · License #PB00078197
(479) 226-6451
Added: Jan 22
Changed: Aug 19
Last Checked: Aug 22 at 6:06PM
MLS# 1333881
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 6,355-square-foot retail property occupies a 0.33-acre site at 427 N College Avenue in Fayetteville. Glass entry doors bring daylight into the interior and provide a visible storefront presentation along College Avenue. The building was constructed in 1959 with block and concrete materials.
The property includes a parking lot, central heating, natural gas heat, and central air conditioning. It is offered for sale, and the owner will also consider a leasing arrangement. The Fayetteville, AR 72701 location places the retail space on North College Avenue within the city’s commercial setting.
The property includes a parking lot, central heating, natural gas heat, and central air conditioning. It is offered for sale, and the owner will also consider a leasing arrangement. The Fayetteville, AR 72701 location places the retail space on North College Avenue within the city’s commercial setting.
Key Highlights
- 6,355 SF retail property on a 0.33‑acre site
- 427 N College Avenue, Fayetteville, AR 72701
- Glass entry doors provide a daylight‑filled storefront
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
$74,788
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
5.34%
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%
$1,495,760
$1.5M
Cap Rate 7%
$1,068,400
$1.1M
Cap Rate 9%
$830,978
$831.0K
Market Conditions
NOI Build-Up for 6,355 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
$114.4K $18.00/SF
− Vacancy
−$7.5K −$1.19/SF
EGI
$106.8K $16.81/SF
− OpEx
−$32.1K −$5.04/SF
NOI
$74.8K $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%
$1,495,760
Cap Rate 7%
$1,068,400
Cap Rate 9%
$830,978
Alternative Uses
Best Use
Retail
$1.07M
$934.9K – $1.25M
NOI $74,788 @ 7.0% cap · market cap 5.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.71M
$1.49M – $1.99M
NOI $119,405 @ 7.0% cap · market cap 8.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,827
Businesses Nearby
31k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 54%
Dining 46%
Shell
Shops & Services
12,158 visits/mo
0.2 miles
Chipotle Mexican Grill
Dining
8,916 visits/mo
0.5 miles
AutoZone
Shops & Services
3,639 visits/mo
0.1 miles
Jimmy John's
Dining
1,923 visits/mo
0.5 miles
Papa John's Pizza
Dining
1,882 visits/mo
0.1 miles
Demographics for 72701, AR
48,269
Population
20,057
Households
2.4
Avg Household Size
28
Median Age
42%
College-Educated
93%
High-School Grad
126.0 sq mi
ZIP Area
383
Density / Sq Mi
$50,413
Median Household Income
$27,305
Median Earnings
$973
Median Rent
$323,900
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?
Retail space - Fayetteville storefront with parking and interiors designed to receive abundant natural light.
Where is this retail space located?
The property is located at 427 N College Avenue Fayetteville, AR.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 6,355 SF retail property on a 0.33‑acre site; 427 N College Avenue, Fayetteville, AR 72701; Glass entry doors provide a daylight‑filled storefront
