Three-Building Brick Office
For Sale
$7,800,000
4700 S Thompson Street, Springdale, AR 72764
COMMERCIAL - Springdale, AR
Property Size41,763 SF
Lot Size3.46 Acres
Price / SF$186.77
Days on Market347
Property Features for 4700 S Thompson Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial
Lot features
City Lot, Near Golf Course
Directions
From intersection of Joyce Blvd and 71B, head north on 71B. Complex is on the left directly across from the Springdale Country Club.
Standard status
Active
APN
815-29523-000
Size
41,763 SF
Lot size
3.46 Acres
Taxes and HOA fees
Tax Description
S-T-R 14-17-30
Tax Annual Amount
67900
Legal Description
S-T-R 14-17-30
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
2000
Building materials
Brick
Roof type
Shingle
Listing Agency:
Southern Tradition Real Estate, LLC
(479) 365-2585
Listed By:
Ben Israel · License #EB00075420
(479) 530-4327
Added: Sep 12, 2025
Changed: Aug 19
Last Checked: Aug 24 at 9:06PM
MLS# 1322161
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 office property comprises three brick buildings totaling 41,763 square feet on 3.46 acres. Constructed in 2000, the complex includes shingle roofing and is served by public water and public sewer. The multi-building configuration provides a substantial office setting within a single commercial property.
Located at 4700 S Thompson Street in Springdale, the property has road frontage along 71B and ample parking. Its Springdale address places the office complex in Washington County, with access from a recognized regional roadway.
Located at 4700 S Thompson Street in Springdale, the property has road frontage along 71B and ample parking. Its Springdale address places the office complex in Washington County, with access from a recognized regional roadway.
Key Highlights
- Three brick office buildings totaling 41,763 square feet
- 3.46‑acre commercial property
- Road frontage along 71B
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
$630,554
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
8.08%
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%
$12,611,080
$12.6M
Cap Rate 7%
$9,007,914
$9.0M
Cap Rate 9%
$7,006,156
$7.0M
Market Conditions
NOI Build-Up for 41,763 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
$902.1K $21.60/SF
− Vacancy
−$61.3K −$1.47/SF
EGI
$840.7K $20.13/SF
− OpEx
−$210.2K −$5.03/SF
NOI
$630.6K $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%
$12,611,080
Cap Rate 7%
$9,007,914
Cap Rate 9%
$7,006,156
Alternative Uses
Best Use
Office B
$9.01M
$7.88M – $10.51M
NOI $630,554 @ 7.0% cap · market cap 8.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$11.21M
$9.81M – $13.08M
NOI $784,690 @ 7.0% cap · market cap 10.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
289
Businesses Nearby
Explore this area
Business Placement
Demographics for 72764, AR
60,786
Population
20,781
Households
2.9
Avg Household Size
30
Median Age
20%
College-Educated
72%
High-School Grad
66.2 sq mi
ZIP Area
918
Density / Sq Mi
$61,569
Median Household Income
$34,552
Median Earnings
$984
Median Rent
$226,100
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?
Office building - Brick office complex with multiple buildings, public utilities, parking, and frontage along 71B.
Where is this office building located?
The property is located at 4700 S Thompson Street Springdale, AR.
What is the asking price?
The asking price for this property is $7,800,000.
What are key features of this property?
This property features: Three brick office buildings totaling 41,763 square feet; 3.46‑acre commercial property; Road frontage along 71B
