Remodeled Restaurant With Walk-In
For Sale
$625,000
111 W Bean Street, Lincoln, AR 72744
CommercialSale, Lincoln, AR
Property Size4,230 SF
Price / SF$147.75
Days on Market143
Property Features for 111 W Bean Street
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Central Business District
Directions
From I-49, west on Hwy 265 and Hwy 62 to Lincoln, AR. North on S Starr Ave. East on W Bean St. Property is on the north side of the street.
Standard status
Active
APN
790-18229-000
Size
4,230 SF
Taxes and HOA fees
Tax Description
LOTS 5 & 6 OF BLOCK 8
Tax Annual Amount
2022
Legal Description
LOTS 5 & 6 OF BLOCK 8
Building Details
Year built
1930
Listing Agency:
Steve Fineberg & Associates
(479) 271-4161
Listed By:
Brennan Sharpe · License #SA00084262
(479) 530-3774
Added: Apr 17
Changed: Aug 31
Last Checked: Sep 6 at 8:06AM
MLS# 1343088
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 4,230-square-foot restaurant building at 111 W Bean Street combines a 1930 structure with a complete 2022 renovation. Improvements include a redesigned interior, updated infrastructure, a vent hood, and a walk-in cooler. The property is currently occupied by La Villa, an established Mexican restaurant, with the tenant in place through 5/31/27.
Situated on the Lincoln city square, the building retains its historic character while incorporating updated restaurant functionality. The existing configuration and installed kitchen equipment provide a functioning restaurant setting for continued operation.
Situated on the Lincoln city square, the building retains its historic character while incorporating updated restaurant functionality. The existing configuration and installed kitchen equipment provide a functioning restaurant setting for continued operation.
Key Highlights
- 4,230‑square‑foot restaurant building at 111 W Bean Street
- Complete property renovation completed in 2022
- Current occupancy by La Villa, an established Mexican restaurant
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
$53,336
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
8.53%
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%
$1,066,720
$1.1M
Cap Rate 7%
$761,943
$761.9K
Cap Rate 9%
$592,622
$592.6K
Market Conditions
NOI Build-Up for 4,230 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
$76.1K $18.00/SF
− Vacancy
−$5.0K −$1.19/SF
EGI
$71.1K $16.81/SF
− OpEx
−$17.8K −$4.20/SF
NOI
$53.3K $12.61/SF
Area
Washington County, AR
Vacancy
6.60%
Lease Rate
$18.00 /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%
$1,066,720
Cap Rate 7%
$761,943
Cap Rate 9%
$592,622
Alternative Uses
Best Use
Specialty Retail
$761.9K
$666.7K – $888.9K
NOI $53,336 @ 7.0% cap · market cap 8.53%
Second Best
Industrial
$353.3K
$309.1K – $412.2K
NOI $24,730 @ 7.0% cap · market cap 3.96%
Theoretical Best
Office A
$1.14M
$993.5K – $1.32M
NOI $79,478 @ 7.0% cap · market cap 12.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
190
Businesses Nearby
11k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
6,437 visits/mo
0.1 miles
Arvest Bank
Shops & Services
2,453 visits/mo
0.2 miles
O'Reilly Auto Parts
Shops & Services
1,688 visits/mo
0.5 miles
Demographics for 72744, AR
5,227
Population
2,196
Households
2.4
Avg Household Size
40
Median Age
12%
College-Educated
88%
High-School Grad
79.0 sq mi
ZIP Area
66
Density / Sq Mi
$63,077
Median Household Income
$41,667
Median Earnings
$1,093
Median Rent
$168,100
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Renovated restaurant property with existing occupancy and commercial kitchen improvements.
Where is this conventional restaurant located?
The property is located at 111 W Bean Street Lincoln, AR.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: 4,230‑square‑foot restaurant building at 111 W Bean Street; Complete property renovation completed in 2022; Current occupancy by La Villa, an established Mexican restaurant
