Eight-Unit Mixed-Use Hospitality
For Sale
$1,750,000
Pending
1150 N College Avenue, Fayetteville, AR 72703
CommercialSale, Fayetteville, AR
Property Size4,962 SF
Lot Size0.64 Acres
Days on Market46
Property Features for 1150 N College Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Central Business District, City Lot
Directions
From I-49, take Exit 62 (Martin Luther King Jr. Blvd / Hwy 62) and head east toward town. Stay on MLK for roughly a mile and a half as it runs east toward downtown, and turn left (north) onto School Avenue. School bends to the right and becomes Archibald Yell Boulevard, then curves back to the left and turns into College Avenue. Just follow the main road as it feeds you onto College heading north. From there, continue north on College Avenue straight through downtown: you'll pass Dickson Street and keep going until you reach North Street. Cross North, and 1150 N College is in the next block on your right. It sits in the same stretch as the VA medical center, so if you see the VA campus you're on top of it.
Standard status
Pending
APN
765-11833-000
Size
4,962 SF
Lot size
0.64 Acres
Taxes and HOA fees
Tax Description
LOTS 6-7-8-9 BLOCK 1
Tax Annual Amount
9353
Legal Description
LOTS 6-7-8-9 BLOCK 1
Building Details
Year built
1950
Listing Agency:
Hat Rack Real Estate
(479) 305-9960
Listed By:
Christopher Allcorn · License #SA00089658
(479) 466-8829
Added: Jul 21
Changed: Aug 26
Last Checked: Sep 4 at 9:06PM
MLS# 1356154
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 mixed-use hospitality property contains an eight-unit short-term rental operation alongside two food-and-beverage spaces. The commercial component includes Sidecar, identified as a cocktail lounge, and Cafe Rue Orleans, creating a combination of lodging and restaurant-oriented uses within the same asset.
The property occupies 0.643 acres at 1150 N College Avenue in Fayetteville, Arkansas, along a primary north-south corridor. Built in 1950, the building contains 4,962 square feet. Its operating model brings together nightly lodging activity and two commercial leases, providing three distinct income streams within one property.
The property occupies 0.643 acres at 1150 N College Avenue in Fayetteville, Arkansas, along a primary north-south corridor. Built in 1950, the building contains 4,962 square feet. Its operating model brings together nightly lodging activity and two commercial leases, providing three distinct income streams within one property.
Key Highlights
- Eight‑unit short‑term rental operation
- Two food‑and‑beverage tenants: Sidecar and Cafe Rue Orleans
- Three income streams from lodging activity and two commercial leases
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
$62,566
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
3.58%
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%
$1,251,320
$1.3M
Cap Rate 7%
$893,800
$893.8K
Cap Rate 9%
$695,178
$695.2K
Market Conditions
NOI Build-Up for 4,962 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
$89.3K $18.00/SF
− Vacancy
−$5.9K −$1.19/SF
EGI
$83.4K $16.81/SF
− OpEx
−$20.9K −$4.20/SF
NOI
$62.6K $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%
$1,251,320
Cap Rate 7%
$893,800
Cap Rate 9%
$695,178
Alternative Uses
Best Use
Specialty Retail
$893.8K
$782.1K – $1.04M
NOI $62,566 @ 7.0% cap · market cap 3.58%
Second Best
Apartment 5plus
$564.4K
$493.9K – $658.5K
NOI $39,509 @ 7.0% cap · market cap 2.26%
Theoretical Best
Office A
$1.33M
$1.17M – $1.55M
NOI $93,232 @ 7.0% cap · market cap 5.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
832
Businesses Nearby
Explore this area
Business Placement
Demographics for 72703, AR
33,767
Population
17,202
Households
2
Avg Household Size
33
Median Age
49%
College-Educated
96%
High-School Grad
40.2 sq mi
ZIP Area
840
Density / Sq Mi
$60,232
Median Household Income
$39,190
Median Earnings
$958
Median Rent
$341,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Hospitality property combining short-term lodging with two food-and-beverage spaces under one roof.
Where is this mixed-use property located?
The property is located at 1150 N College Avenue Fayetteville, AR.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Eight‑unit short‑term rental operation; Two food‑and‑beverage tenants: Sidecar and Cafe Rue Orleans; Three income streams from lodging activity and two commercial leases
