Heated and Cooled Flex
For Sale
Under Contract
$319,000
4311 Peeler Bend Road, Benton, AR 72019
Commercial / Industrial, Benton, AR
Property Size3,200 SF
Lot Size1.56 Acres
Price / SF$99.69
Days on Market105
Property Features for 4311 Peeler Bend Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
10
Parking features
Covered
Exterior features
Overhead Doors
Lot features
Level
Directions
Need to use Hwy 229 from the Westbound I-30 service road to Peeler Bend Road, 3.0 miles to the site.
Subdivision
BENTON
Standard status
Active Under Contract
APN
001-08996-002
Size
3,200 SF
Lot size
1.56 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
See deed
Tax Annual Amount
1829
Legal Description
See deed
Amenities
full bathroom
half bathroom
kitchenette
eyewash station
lean-to
garage door
sound-controlled spaces
Building Details
Year built
2000
Floors in Building
2
Flooring type
Carpet - Partial, Concrete
Roof type
Metal
Listing Agency:
McGraw Realtors - Benton
(501) 443-8300
Listed By:
Kayla Jones
(501) 213-6750
Added: May 15
Changed: Aug 27
Last Checked: Aug 27 at 11:06PM
MLS# 26019697
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. 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 3,200-square-foot flex building combines a 40-by-80-foot shop with dedicated office and support areas. The shop has 16-foot walls, a 12-by-14-foot garage door, heating and cooling, a half bath, and an eyewash station. A 20-by-30-foot lean-to adds covered space, while approximately 1,800 square feet of floored storage is located above the shop with walk-up stair access.
The office portion includes four offices, a full bathroom, and a kitchenette. Two offices were previously used as music studios and offer sound-controlled rooms that can support creative, recording, or administrative functions. Concrete and partial carpet flooring, covered parking, and a metal roof are also included. The property is located at 4311 Peeler Bend Road in Benton, Arkansas, within Saline County.
The office portion includes four offices, a full bathroom, and a kitchenette. Two offices were previously used as music studios and offer sound-controlled rooms that can support creative, recording, or administrative functions. Concrete and partial carpet flooring, covered parking, and a metal roof are also included. The property is located at 4311 Peeler Bend Road in Benton, Arkansas, within Saline County.
Key Highlights
- 3,200‑square‑foot flex building on 1.56 acres
- 40‑by‑80‑foot shop with 16‑foot walls and heating and cooling
- 12‑by‑14‑foot overhead garage door
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
$18,730
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
5.87%
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%
$374,600
$374.6K
Cap Rate 7%
$267,571
$267.6K
Cap Rate 9%
$208,111
$208.1K
Market Conditions
NOI Build-Up for 3,200 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
$30.7K $9.60/SF
− Vacancy
−$1.9K −$0.60/SF
EGI
$28.8K $9.00/SF
− OpEx
−$10.1K −$3.15/SF
NOI
$18.7K $5.85/SF
Area
Saline County, AR
Vacancy
6.20%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
35.00%
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%
$374,600
Cap Rate 7%
$267,571
Cap Rate 9%
$208,111
Alternative Uses
Best Use
Office B
$525.2K
$459.6K – $612.8K
NOI $36,766 @ 7.0% cap · market cap 11.53%
Second Best
Flex RnD
$267.6K
$234.1K – $312.2K
NOI $18,730 @ 7.0% cap · market cap 5.87%
Theoretical Best
Office A
$698.3K
$611.0K – $814.7K
NOI $48,883 @ 7.0% cap · market cap 15.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72019, AR
28,097
Population
11,926
Households
2.4
Avg Household Size
40
Median Age
33%
College-Educated
95%
High-School Grad
173.2 sq mi
ZIP Area
162
Density / Sq Mi
$86,025
Median Household Income
$49,005
Median Earnings
$985
Median Rent
$248,700
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?
Flex space - Adaptable shop and office configuration with covered storage, overhead access, and on-site support areas.
Where is this flex space located?
The property is located at 4311 Peeler Bend Road Benton, AR.
What is the asking price?
The asking price for this property is $319,000.
What are key features of this property?
This property features: 3,200‑square‑foot flex building on 1.56 acres; 40‑by‑80‑foot shop with 16‑foot walls and heating and cooling; 12‑by‑14‑foot overhead garage door
