Modern Two-Level Mixed-Use
For Sale
Contact for pricing
805 SE 5th St, Bentonville, AR 72712
Architect-designed property offers residential accommodations with a flexible multi-use layout near Downtown Bentonville.
Property Size5,163 SF
Price / SF$542.32
Days on Market1083
Property Features for 805 SE 5th St
General Information
Standard status
Active
Size
5,163 SF
Property subtype
Office, Hospitality
Zoning
Multi Use
Occupancy
90%
Building Details
Year Built
2023
Buildings
1
Stories
2
Units
3
Tenancy
Multi
Listing Agency:
1 Percent Lists Arkansas Real Estate
Listed By:
Kim Wilichowski · License #AR
Source:
Crexi
Added: Sep 15, 2023
Changed: Aug 30
Last Checked: Sep 1 at 8:40AM
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 1 Percent Lists Arkansas Real Estate
Investment Insights
Based on property information with market context.
Built in 2023, this architect-designed mixed-use property combines residential accommodations with space intended for flexible occupancy. The two-level building measures 5,163 square feet and includes 6 bedrooms and 4 baths. Its current configuration supports 3 separate units, including two main-level arrangements and an upper-level residence with open living, dining, and kitchen areas. Floor-to-ceiling windows, natural materials, and a chef’s kitchen are incorporated into the design.
The property is located at 805 SE 5th St in Bentonville and is described as being in the heart of Downtown Bentonville, within walking distance of downtown destinations. Zoning is identified as DN-4 for multi-use, with the property positioned for residential, rental, live-work, or commercial occupancy as supported by its existing layout.
The property is located at 805 SE 5th St in Bentonville and is described as being in the heart of Downtown Bentonville, within walking distance of downtown destinations. Zoning is identified as DN-4 for multi-use, with the property positioned for residential, rental, live-work, or commercial occupancy as supported by its existing layout.
Key Highlights
- 5,163‑square‑foot mixed‑use property built in 2023
- Two‑level design with 6 bedrooms and 4 baths
- Current layout supports 3 separate units
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
$80,118
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
2.86%
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%
$1,602,360
$1.6M
Cap Rate 7%
$1,144,543
$1.1M
Cap Rate 9%
$890,200
$890.2K
Market Conditions
NOI Build-Up for 5,163 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
$114.6K $22.20/SF
− Vacancy
−$7.8K −$1.51/SF
EGI
$106.8K $20.69/SF
− OpEx
−$26.7K −$5.17/SF
NOI
$80.1K $15.52/SF
Area
Benton County, AR
Vacancy
6.80%
Lease Rate
$22.20 /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%
$1,602,360
Cap Rate 7%
$1,144,543
Cap Rate 9%
$890,200
Alternative Uses
Best Use
Office B
$1.14M
$1.00M – $1.34M
NOI $80,118 @ 7.0% cap · market cap 2.86%
Second Best
Apartment 5plus
$600.7K
$525.6K – $700.8K
NOI $42,050 @ 7.0% cap · market cap 1.50%
Theoretical Best
Office A
$1.42M
$1.24M – $1.66M
NOI $99,318 @ 7.0% cap · market cap 3.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,172
Businesses Nearby
Explore this area
Business Placement
Demographics for 72712, AR
38,053
Population
16,245
Households
2.3
Avg Household Size
34
Median Age
49%
College-Educated
94%
High-School Grad
51.8 sq mi
ZIP Area
735
Density / Sq Mi
$102,073
Median Household Income
$56,675
Median Earnings
$1,197
Median Rent
$401,300
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?
Mixed-use property - Architect-designed property offers residential accommodations with a flexible multi-use layout near Downtown Bentonville.
Where is this mixed-use property located?
The property is located at 805 SE 5th St Bentonville, AR.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: 5,163‑square‑foot mixed‑use property built in 2023; Two‑level design with 6 bedrooms and 4 baths; Current layout supports 3 separate units
