Flex Space with Office and
For Sale
$899,900
801 Turner St, Springdale, AR 72764
Configurable flex property with dedicated office and shop/warehouse, including 2022 roof, gutters, and two HVAC replacements.
Property Size4,406 SF
Price / SF$204.24
Days on Market107
Property Features for 801 Turner St
General Information
Standard status
Active
Size
4,406 SF
Zoning
C1
Building Details
Year Renovated
2022
Listing Agency:
Weichert REALTORS - The Griffin Company Springdale
(479) 756-1003
Listed By:
Joel Hernandez · License #SA00086000
(479) 231-8083
Source:
Exprealty
Added: May 24
Changed: Jul 22
Last Checked: Sep 7 at 2:13PM
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 Weichert REALTORS - The Griffin Company Springdale
Investment Insights
Based on property information with market context.
This flex property is set up for multiple configurations, including use as one large commercial hub or segmented into two to three independent units. The layout includes dedicated office space along with a separate shop/warehouse component, creating flexibility for an owner-occupant or for leasing part of the property to others. Major upgrades completed in 2022 include a new roof and gutters, along with replacement of two HVAC systems.
Located at 801 Turner St, near downtown Springdale, the property is supported by the City of Springdale’s C1 Neighborhood Commercial zoning. The offering is described as providing move-in-ready use options, with the flexibility to operate from one portion while leasing additional units.
Located at 801 Turner St, near downtown Springdale, the property is supported by the City of Springdale’s C1 Neighborhood Commercial zoning. The offering is described as providing move-in-ready use options, with the flexibility to operate from one portion while leasing additional units.
Key Highlights
- Major 2022 upgrades include a new roof, gutters, and two HVAC systems
- Flexible layout configurable as one commercial hub or divided into two to three independent units
- Includes dedicated office space plus a separate shop/warehouse area
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
$26,979
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
3.00%
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%
$539,580
$539.6K
Cap Rate 7%
$385,414
$385.4K
Cap Rate 9%
$299,767
$299.8K
Market Conditions
NOI Build-Up for 4,406 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
$35.4K $8.04/SF
− Vacancy
−$3.7K −$0.84/SF
EGI
$31.7K $7.20/SF
− OpEx
−$4.8K −$1.08/SF
NOI
$27.0K $6.12/SF
Area
Washington County, AR
Vacancy
10.40%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
15.00%
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%
$539,580
Cap Rate 7%
$385,414
Cap Rate 9%
$299,767
Alternative Uses
Best Use
Warehouse
$385.4K
$337.2K – $449.7K
NOI $26,979 @ 7.0% cap · market cap 3.00%
Second Best
Industrial
$368.0K
$322.0K – $429.3K
NOI $25,759 @ 7.0% cap · market cap 2.86%
Theoretical Best
Office A
$1.18M
$1.03M – $1.38M
NOI $82,785 @ 7.0% cap · market cap 9.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
941
Businesses Nearby
Balanced
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 - Configurable flex property with dedicated office and shop/warehouse, including 2022 roof, gutters, and two HVAC replacements.
Where is this flex space located?
The property is located at 801 Turner St Springdale, AR.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Major 2022 upgrades include a new roof, gutters, and two HVAC systems; Flexible layout configurable as one commercial hub or divided into two to three independent units; Includes dedicated office space plus a separate shop/warehouse area
