Two-Building Downtown Office
For Sale
$979,000
101-103 N Broadway Street, Siloam Springs, AR 72761
CommercialSale, Siloam Springs, AR
Property Size5,600 SF
Lot Size0.17 Acres
Price / SF$174.82
Days on Market1003
Property Features for 101-103 N Broadway Street
General Information
Property type
Commercial Sale
Property subtype
Office
Security features
Security
Interior features
WiredForSound
Appliances
ElectricWaterHeater, WaterHeater
Lot features
Central Business District, Corner Lot, City Lot
Directions
Downtown Siloam Springs ..From Hwy 412, go North on Mt Olive St until you cross Sager Creek entering downtown, turn right on Alpine, then at stop sign, turn left. Building is on the corner on the right just past the bike shop. Gray Building
Standard status
Active
APN
03-00817-000
Size
5,600 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Description
Siloam Springs ORIG
Tax Annual Amount
4869
Legal Description
Siloam Springs ORIG
Utilities
Heating system
Central, Natural Gas
Cooling system
Electric, Central Air
Water source
Public
Amenities
conference room
kitchen
restrooms
storage rooms
secure keypad entrance
Building Details
Flooring type
Simulatedwood, Tile, Laminate, Carpet
Building materials
Brick, Stucco
Roof type
Shingle
Listing Agency:
Keller Williams Market Pro Realty - Siloam Springs · Keller Williams Realty
(479) 718-2800
Listed By:
Cammi Hevener · License #EB00075080
(479) 427-0240
Added: Dec 7, 2023
Changed: Sep 1
Last Checked: Sep 5 at 5:06PM
MLS# 1262648
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 office property includes two buildings at 101–103 N Broadway Street with a combined 5,600 square feet. The 101 building contains 12 office spaces, a conference room, kitchen, two restrooms, storage rooms, and secure keypad entry. The building has front and rear entrances, parking along multiple sides, and was recently used for office functions and a recording studio. The 103 building is occupied by an insurance office and has received interior updates.
Property improvements include TPO roofing installed in 2025, a new heat/air unit in 2025, exterior painting in 2025, and a brick and stucco exterior. Interior finishes include carpet, tile, simulated wood, and laminate flooring. The property uses central natural gas heat, central air conditioning, electric service, and public water. Located in downtown Siloam Springs on a 0.17-acre corner lot, the buildings provide a mix of office suites, shared facilities, storage, and on-site parking.
Property improvements include TPO roofing installed in 2025, a new heat/air unit in 2025, exterior painting in 2025, and a brick and stucco exterior. Interior finishes include carpet, tile, simulated wood, and laminate flooring. The property uses central natural gas heat, central air conditioning, electric service, and public water. Located in downtown Siloam Springs on a 0.17-acre corner lot, the buildings provide a mix of office suites, shared facilities, storage, and on-site parking.
Key Highlights
- Two office buildings totaling 5,600 square feet at 101–103 N Broadway Street
- 101 building includes 12 office spaces, conference room, kitchen, two restrooms, and storage rooms
- 103 building is occupied by an insurance 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
$86,900
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
8.88%
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%
$1,738,000
$1.7M
Cap Rate 7%
$1,241,429
$1.2M
Cap Rate 9%
$965,556
$965.6K
Market Conditions
NOI Build-Up for 5,600 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
$124.3K $22.20/SF
− Vacancy
−$8.5K −$1.51/SF
EGI
$115.9K $20.69/SF
− OpEx
−$29.0K −$5.17/SF
NOI
$86.9K $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%
$1,738,000
Cap Rate 7%
$1,241,429
Cap Rate 9%
$965,556
Alternative Uses
Best Use
Office B
$1.24M
$1.09M – $1.45M
NOI $86,900 @ 7.0% cap · market cap 8.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.54M
$1.35M – $1.80M
NOI $107,724 @ 7.0% cap · market cap 11.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
583
Businesses Nearby
Explore this area
Business Placement
Demographics for 72761, AR
23,731
Population
9,101
Households
2.6
Avg Household Size
33
Median Age
29%
College-Educated
86%
High-School Grad
114.1 sq mi
ZIP Area
208
Density / Sq Mi
$69,620
Median Household Income
$35,724
Median Earnings
$936
Median Rent
$218,700
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 building - Two connected commercial buildings offer flexible office layouts, private parking, updated systems, and secure tenant access.
Where is this office building located?
The property is located at 101-103 N Broadway Street Siloam Springs, AR.
What is the asking price?
The asking price for this property is $979,000.
What are key features of this property?
This property features: Two office buildings totaling 5,600 square feet at 101–103 N Broadway Street; 101 building includes 12 office spaces, conference room, kitchen, two restrooms, and storage rooms; 103 building is occupied by an insurance office
