Drug Store
For Sale
$3,900,000
5201 Willow Creek Dr., Springdale, AR 72762
CommercialSale, Springdale, AR
Property Size9,634 SF
Lot Size1.00 Acre
Price / SF$404.82
Days on Market297
Property Features for 5201 Willow Creek Dr.
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Near Golf Course
Directions
North on I-49. Take the Johnson exit. Go left under the interstate. Property will be on your left.
Standard status
Active
APN
785-18892-000
Size
9,634 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Description
to long to list
Tax Annual Amount
37334
Legal Description
to long to list
Building Details
Year built
2005
Listing Agency:
Keller Williams Market Pro Realty - Rogers Branch · Keller Williams Realty
(479) 718-2800
Listed By:
Daniel Short · License #EB00081407
(501) 416-5700
Added: Oct 28, 2025
Changed: Aug 19
Last Checked: Aug 20 at 4:06AM
MLS# 1326767
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 drug store property includes a 9,634-square-foot commercial building on approximately 1 +/- acre. Constructed in 2005, the asset carries TC zoning and offers an existing configuration suitable for a drug store or other uses supported by the property’s classification and zoning.
The building is located at 5201 Willow Creek Dr. in Springdale, Arkansas. Frontage extends approximately 220 feet along Willow Creek Drive and 230 feet along Johnson Mill Boulevard, providing exposure on two roads. The owner is willing to lease the property back for either a short-term or long-term period, allowing the sale and occupancy arrangements to be considered together.
The building is located at 5201 Willow Creek Dr. in Springdale, Arkansas. Frontage extends approximately 220 feet along Willow Creek Drive and 230 feet along Johnson Mill Boulevard, providing exposure on two roads. The owner is willing to lease the property back for either a short-term or long-term period, allowing the sale and occupancy arrangements to be considered together.
Key Highlights
- 9,634 square feet on 1 +/- acre
- TC zoning
- Approximately 220 feet of frontage on Willow Creek Drive
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
$121,475
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
3.11%
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%
$2,429,500
$2.4M
Cap Rate 7%
$1,735,357
$1.7M
Cap Rate 9%
$1,349,722
$1.3M
Market Conditions
NOI Build-Up for 9,634 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
$173.4K $18.00/SF
− Vacancy
−$11.4K −$1.19/SF
EGI
$162.0K $16.81/SF
− OpEx
−$40.5K −$4.20/SF
NOI
$121.5K $12.61/SF
Area
Washington County, AR
Vacancy
6.60%
Lease Rate
$18.00 /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%
$2,429,500
Cap Rate 7%
$1,735,357
Cap Rate 9%
$1,349,722
Alternative Uses
Best Use
Specialty Retail
$1.74M
$1.52M – $2.02M
NOI $121,475 @ 7.0% cap · market cap 3.11%
Second Best
Retail
$1.62M
$1.42M – $1.89M
NOI $113,377 @ 7.0% cap · market cap 2.91%
Theoretical Best
Office A
$2.59M
$2.26M – $3.02M
NOI $181,014 @ 7.0% cap · market cap 4.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
194
Businesses Nearby
17k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 87%
Hotels & Casinos 13%
Circle K
Shops & Services
14,465 visits/mo
0.3 miles
TownePlace Suites Fayetteville North/Springdale
Hotels & Casinos
1,330 visits/mo
0.3 miles
Inn at the Mill, Ascend Hotel Collection
Hotels & Casinos
839 visits/mo
0.4 miles
Demographics for 72762, AR
42,175
Population
17,270
Households
2.4
Avg Household Size
36
Median Age
33%
College-Educated
85%
High-School Grad
58.1 sq mi
ZIP Area
726
Density / Sq Mi
$80,678
Median Household Income
$42,066
Median Earnings
$1,118
Median Rent
$278,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Collier Compounding — 5203 Willow Creek Dr #1, Springdale, AR 72762
- Donald Curran — 5201 Willow Creek Dr, Johnson, AR 72741
- Collier Drug-Willow Creek — 5201 Willow Creek Dr, Johnson, AR 72741
- Muscles and Veggies Fitness — 3801 Johnson Mill Blvd, Fayetteville, AR 72703
Frequently Asked Questions
What type of property is this?
Drug store - Commercial building with TC zoning, dual-street frontage, and a leaseback option for the owner’s continued occupancy.
Where is this drug store located?
The property is located at 5201 Willow Creek Dr. Springdale, AR.
What is the asking price?
The asking price for this property is $3,900,000.
What are key features of this property?
This property features: 9,634 square feet on 1 +/- acre; TC zoning; Approximately 220 feet of frontage on Willow Creek Drive
