C-2 Zoned Office Building with Rock
For Sale
$515,000
1111 N Arkansas Avenue, Russellville, AR 72801
SINGLE_FAMILY - Russellville, AR
Property Size3,375 SF
Price / SF$152.59
Days on Market487
Property Features for 1111 N Arkansas Avenue
General Information
Property type
Residential
Property subtype
Office
Zoning description
Commercial
Parking
20
Lot features
Central Business District, Corner Lot, City Lot
Directions
Located at the corner of North Arkansas and West L St.
Standard status
Active
APN
749-00001-000E
Size
3,375 SF
Taxes and HOA fees
Tax Description
LOT 1 & 2 BLOCK 1 of AGRICULTURAL SCHOOL ADDITIONS CITY OF RUSSELLVILLE
Legal Description
LOT 1 & 2 BLOCK 1 of AGRICULTURAL SCHOOL ADDITIONS CITY OF RUSSELLVILLE
Building Details
Year built
1965
Flooring type
Tile, Vinyl, Wood
Building materials
Rock
Roof type
Shingle
Listing Agency:
Arkansas Real Estate Collective
(479) 280-1999
Listed By:
The Wetzel Group
(479) 970-0986
Added: Apr 13, 2025
Changed: Aug 4
Last Checked: Aug 12 at 11:06AM
MLS# 1304420
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 C-2 zoned office building features a rock exterior and an interior area of 3,375 square feet. The flooring includes wood, tile, and vinyl, and the roof is shingle. Built in 1965, the property is being sold “as is,” with no disclosure.
Located at 1111 N Arkansas Avenue in Russellville, the building is described as centrally located and close to ATU, I-40, and Downtown Russellville. Public remarks also note visibility from highway 7 traffic, as well as from those attending or visiting ATU.
The combination of C-2 zoning and the building’s size and distinctive exterior is intended to support a range of business uses and investment possibilities.
Located at 1111 N Arkansas Avenue in Russellville, the building is described as centrally located and close to ATU, I-40, and Downtown Russellville. Public remarks also note visibility from highway 7 traffic, as well as from those attending or visiting ATU.
The combination of C-2 zoning and the building’s size and distinctive exterior is intended to support a range of business uses and investment possibilities.
Key Highlights
- C‑2 zoned office building with rock exterior
- 3,375 square feet interior
- Built in 1965
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
$29,725
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
5.77%
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%
$594,500
$594.5K
Cap Rate 7%
$424,643
$424.6K
Cap Rate 9%
$330,278
$330.3K
Market Conditions
NOI Build-Up for 3,375 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
$42.5K $12.60/SF
− Vacancy
−$2.9K −$0.86/SF
EGI
$39.6K $11.74/SF
− OpEx
−$9.9K −$2.94/SF
NOI
$29.7K $8.81/SF
Area
Pope County, AR
Vacancy
6.80%
Lease Rate
$12.60 /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%
$594,500
Cap Rate 7%
$424,643
Cap Rate 9%
$330,278
Alternative Uses
Best Use
Office B
$424.6K
$371.6K – $495.4K
NOI $29,725 @ 7.0% cap · market cap 5.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$539.2K
$471.8K – $629.1K
NOI $37,746 @ 7.0% cap · market cap 7.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
366
Businesses Nearby
Explore this area
Business Placement
Demographics for 72801, AR
18,510
Population
7,530
Households
2.5
Avg Household Size
29
Median Age
26%
College-Educated
82%
High-School Grad
8.0 sq mi
ZIP Area
2,314
Density / Sq Mi
$42,363
Median Household Income
$22,473
Median Earnings
$837
Median Rent
$153,900
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 - C-2 zoned office building with rock construction built in 1965.
Where is this office building located?
The property is located at 1111 N Arkansas Avenue Russellville, AR.
What is the asking price?
The asking price for this property is $515,000.
What are key features of this property?
This property features: C‑2 zoned office building with rock exterior; 3,375 square feet interior; Built in 1965
