Two-Story Office
For Sale
$394,000
1000 Main ST, Van Buren, AR 72956
Commercial, Van Buren, AR
Property Size2,096 SF
Lot Size0.03 Acres
Price / SF$187.98
Days on Market295
Property Features for 1000 Main ST
General Information
Property type
Commercial Sale
Property subtype
Office
Directions
In between First Baptist Church, Vb and the VB City Hall, 1 block off of Hwy 64
Standard status
Active
APN
700-00510-000C
Size
2,096 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Description
extended legal link in remarls
Tax Annual Amount
865
Legal Description
extended legal link in remarls
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
spiral staircase
Building Details
Year built
1970
Flooring type
Tile - Ceramic
Roof type
Other
Listing Agency:
Sagely & Edwards Realtors
Listed By:
Jeff Beauchamp
(479) 782-8911
Added: Nov 17, 2025
Changed: Aug 24
Last Checked: Sep 8 at 2:06PM
MLS# 1085347
Copyright © 2026 Western River Valley Board of REALTORS®. 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 2,096-square-foot office building contains two levels and was most recently occupied by an attorney’s office, following an earlier retail use. A spiral staircase connects the floors, while an existing shaft provides space for a future elevator or lift. Ceramic tile flooring, central heating, and central air conditioning are in place. The layout may accommodate separate use of the first and second floors.
The property is located at 1000 Main ST in Van Buren, directly across from First Baptist Church, First Presbyterian Church, and City Hall. The upper level provides views in multiple directions across the city. Built in 1970, the building combines established office improvements with a configuration suited to a range of professional or commercial layouts.
The property is located at 1000 Main ST in Van Buren, directly across from First Baptist Church, First Presbyterian Church, and City Hall. The upper level provides views in multiple directions across the city. Built in 1970, the building combines established office improvements with a configuration suited to a range of professional or commercial layouts.
Key Highlights
- 2,096‑square‑foot office building at 1000 Main ST, Van Buren, AR 72956
- Two‑level layout with potential to separate first- and second‑floor use
- Existing shaft space for future elevator or lift installation
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
$21,097
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
5.35%
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%
$421,940
$421.9K
Cap Rate 7%
$301,386
$301.4K
Cap Rate 9%
$234,411
$234.4K
Market Conditions
NOI Build-Up for 2,096 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
$30.2K $14.40/SF
− Vacancy
−$2.1K −$0.98/SF
EGI
$28.1K $13.42/SF
− OpEx
−$7.0K −$3.36/SF
NOI
$21.1K $10.07/SF
Area
Crawford County, AR
Vacancy
6.80%
Lease Rate
$14.40 /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%
$421,940
Cap Rate 7%
$301,386
Cap Rate 9%
$234,411
Alternative Uses
Best Use
Office B
$301.4K
$263.7K – $351.6K
NOI $21,097 @ 7.0% cap · market cap 5.35%
Second Best
Retail
$258.4K
$226.1K – $301.5K
NOI $18,089 @ 7.0% cap · market cap 4.59%
Theoretical Best
Office A
$401.9K
$351.6K – $468.8K
NOI $28,130 @ 7.0% cap · market cap 7.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
604
Businesses Nearby
Explore this area
Business Placement
Demographics for 72956, AR
33,870
Population
14,119
Households
2.4
Avg Household Size
39
Median Age
19%
College-Educated
87%
High-School Grad
103.8 sq mi
ZIP Area
326
Density / Sq Mi
$60,387
Median Household Income
$33,894
Median Earnings
$825
Median Rent
$177,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Central HVAC, ceramic tile flooring, and an existing elevator shaft complement the two-level office configuration.
Where is this office building located?
The property is located at 1000 Main ST Van Buren, AR.
What is the asking price?
The asking price for this property is $394,000.
What are key features of this property?
This property features: 2,096‑square‑foot office building at 1000 Main ST, Van Buren, AR 72956; Two‑level layout with potential to separate first- and second‑floor use; Existing shaft space for future elevator or lift installation
