Live-Work Flex Property with
For Sale
$619,500
5039 Primrose Road, Springdale, AR 72764
Property combines a 3-bedroom home with a finished shop area suitable for showroom, office, or light industrial use.
Property Size2,575 SF
Lot Size1.00 Acre
Price / SF$240.58
Days on Market105
Property Features for 5039 Primrose Road
General Information
Standard status
Active
Size
2,575 SF
Lot size
1.00 Acre
Property subtype
Commercial/Industrial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$1,200
Building Details
Year Built
1983
Listing Agency:
Coldwell Banker Harris McHaney & Faucette -Fayette
(479) 841-3636
Listed By:
Misty Barnes · License #SA00056713
(479) 841-3636
Source:
Exitrealty
Added: May 11
Changed: Aug 23
Last Checked: Aug 18 at 7:14AM
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 Harris McHaney & Faucette -Fayette
Investment Insights
Based on property information with market context.
This live-work flex property includes a well-maintained 3-bedroom, 2.5-bath residence and an approximately 1,888 SF shop. The shop features finished space that can support uses such as showroom, office, or light industrial, along with ample storage. The home may also function as office space, provide rental income, or serve as on-site living, depending on how the space is configured for business operations.
The property is positioned in a Springdale corridor near the proposed Springdale East 412 Bypass and close to future Primrose Road improvements, supporting improved accessibility over time. It also offers easy access to major regional roadways, providing practical connectivity for day-to-day operations.
The site sits on just over one level acre and is designed for flexibility, with both residential and commercial-ready components under one ownership.
The property is positioned in a Springdale corridor near the proposed Springdale East 412 Bypass and close to future Primrose Road improvements, supporting improved accessibility over time. It also offers easy access to major regional roadways, providing practical connectivity for day-to-day operations.
The site sits on just over one level acre and is designed for flexibility, with both residential and commercial-ready components under one ownership.
Key Highlights
- Year built 1983: 3‑bedroom, 2.5‑bath home that can also be used as office space, rental, or on‑site living
- 1,888 SF shop with finished space for showroom, office, or light industrial use, plus ample storage
- Just over 1 acre lot with room to expand
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
$30,304
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
4.89%
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%
$606,080
$606.1K
Cap Rate 7%
$432,914
$432.9K
Cap Rate 9%
$336,711
$336.7K
Market Conditions
NOI Build-Up for 2,575 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
$46.4K $18.00/SF
− Vacancy
−$3.1K −$1.19/SF
EGI
$43.3K $16.81/SF
− OpEx
−$13.0K −$5.04/SF
NOI
$30.3K $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%
$606,080
Cap Rate 7%
$432,914
Cap Rate 9%
$336,711
Alternative Uses
Best Use
Retail
$432.9K
$378.8K – $505.1K
NOI $30,304 @ 7.0% cap · market cap 4.89%
Second Best
Industrial
$215.1K
$188.2K – $250.9K
NOI $15,054 @ 7.0% cap · market cap 2.43%
Theoretical Best
Office A
$691.2K
$604.8K – $806.4K
NOI $48,382 @ 7.0% cap · market cap 7.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
41
Businesses Nearby
Well-served
Demand for This Use
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Property combines a 3-bedroom home with a finished shop area suitable for showroom, office, or light industrial use.
Where is this flex space located?
The property is located at 5039 Primrose Road Springdale, AR.
What is the asking price?
The asking price for this property is $619,500.
What are key features of this property?
This property features: Year built 1983: 3‑bedroom, 2.5‑bath home that can also be used as office space, rental, or on‑site living; 1,888 SF shop with finished space for showroom, office, or light industrial use, plus ample storage; Just over 1 acre lot with room to expand
