Well-Prepared Professional Office
For Sale
$265,000
Pending
704 Meadow Avenue, Springdale, AR 72764
COMMERCIAL - Springdale, AR
Property Size1,250 SF
Days on Market55
Property Features for 704 Meadow Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Lot features
Central Business District
Directions
North on Thompson Street East on Meadow Avenue Office On Left
Standard status
Pending
APN
81528530000
Size
1,250 SF
Taxes and HOA fees
Tax Description
36-18-30
Legal Description
36-18-30
Building Details
Year built
1965
Listing Agency:
M. Overton Realty and Property Management, LLC
(479) 756-3380
Listed By:
Michael Overton · License #PB00034984
(479) 756-3380
Added: Jun 29
Changed: Aug 19
Last Checked: Aug 22 at 5:06PM
MLS# 1353713
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 well-appointed professional office is presented as a complete setup for immediate occupancy. The property has been used as an accounting office for a long while and includes several updates, supporting a plug-and-play experience for a qualified tenant or buyer seeking ready-to-work space.
The office is located at 707 Meadow Avenue in Springdale, Arkansas, within the city’s Form Based Code District. Parking is available at both the front and the side, supporting convenient arrival and on-site access for employees, clients, and visitors. The property is adjacent to busy downtown Emma Ave.
For an operator looking for turn-key professional space, the existing office buildout and recent updates can reduce downtime between move-in and daily operations. The configuration suits established office users, particularly those seeking a setting that has historically supported accounting needs. Front and side parking further improves practicality for day-to-day access, making the suite a straightforward option for a small professional team or a buyer seeking a ready-to-occupy commercial office.
The office is located at 707 Meadow Avenue in Springdale, Arkansas, within the city’s Form Based Code District. Parking is available at both the front and the side, supporting convenient arrival and on-site access for employees, clients, and visitors. The property is adjacent to busy downtown Emma Ave.
For an operator looking for turn-key professional space, the existing office buildout and recent updates can reduce downtime between move-in and daily operations. The configuration suits established office users, particularly those seeking a setting that has historically supported accounting needs. Front and side parking further improves practicality for day-to-day access, making the suite a straightforward option for a small professional team or a buyer seeking a ready-to-occupy commercial office.
Key Highlights
- Well‑appointed professional office built in 1965
- Complete setup for immediate occupancy
- Several updates made to the office
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
$18,873
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
7.12%
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%
$377,460
$377.5K
Cap Rate 7%
$269,614
$269.6K
Cap Rate 9%
$209,700
$209.7K
Market Conditions
NOI Build-Up for 1,250 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
$27.0K $21.60/SF
− Vacancy
−$1.8K −$1.47/SF
EGI
$25.2K $20.13/SF
− OpEx
−$6.3K −$5.03/SF
NOI
$18.9K $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%
$377,460
Cap Rate 7%
$269,614
Cap Rate 9%
$209,700
Alternative Uses
Best Use
Office B
$269.6K
$235.9K – $314.6K
NOI $18,873 @ 7.0% cap · market cap 7.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$335.5K
$293.6K – $391.4K
NOI $23,486 @ 7.0% cap · market cap 8.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,224
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
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Frequently Asked Questions
What type of property is this?
Office units - Move-in ready office suite with front and side parking near busy downtown Emma Ave.
Where is this office units located?
The property is located at 704 Meadow Avenue Springdale, AR.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: Well‑appointed professional office built in 1965; Complete setup for immediate occupancy; Several updates made to the office
