Flex Space With Shop
For Sale
$445,000
1707 Black Gum, Searcy, AR 72143
Commercial / Industrial, Searcy, AR
Property Size7,888 SF
Lot Size2.13 Acres
Price / SF$56.41
Days on Market39
Property Features for 1707 Black Gum
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
2
Exterior features
Partially Fenced, Overhead Doors, Additional Outbuildings
Fencing
Partial
Lot features
Level
Directions
South Main street to Booth Road, Turn left on Black Gum. Property will be located on the left at the end of the road.
Subdivision
SEARCY
Standard status
Active
APN
016-10689-004
Size
7,888 SF
Lot size
2.13 Acres
Taxes and HOA fees
Tax Description
See Legal
Tax Annual Amount
843
Legal Description
See Legal
Utilities
Utilities
Propane
Amenities
3-phase electrical power
roll-up doors
Building Details
Year built
1955
Floors in Building
1
Flooring type
Concrete
Roof type
Metal
Additional Structures
Outbuilding
Listing Agency:
Dalrymple
(501) 268-2445
Listed By:
Misty Thomas
(501) 230-3264
Added: Aug 7
Changed: Aug 19
Last Checked: Sep 14 at 9:06PM
MLS# 26032422
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. 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 flex-space property includes 7,888 square feet across two metal shop buildings on 2.13 acres. The approximately 50' x 80' building has four roll-up doors, while the approximately 72' x 54' shop includes three. Concrete flooring, a metal roof, partial fencing, propane service, and additional outbuildings are also present. The improvements date to 1955 and include three-phase electrical power.
Located at 1707 Black Gum in Searcy, Arkansas, the property provides substantial yard area alongside enclosed shop space. The configuration supports the commercial uses identified for the site, including automotive work, contracting, fabrication, equipment storage, and warehouse operations. Multiple overhead doors provide access for vehicles and equipment.
Located at 1707 Black Gum in Searcy, Arkansas, the property provides substantial yard area alongside enclosed shop space. The configuration supports the commercial uses identified for the site, including automotive work, contracting, fabrication, equipment storage, and warehouse operations. Multiple overhead doors provide access for vehicles and equipment.
Key Highlights
- 7,888 square feet of improvements situated on 2.13 acres
- Two metal shop buildings measuring approximately 50' x 80' and 72' x 54'
- Seven roll‑up doors across the two shops
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
$36,045
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
8.10%
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%
$720,900
$720.9K
Cap Rate 7%
$514,929
$514.9K
Cap Rate 9%
$400,500
$400.5K
Market Conditions
NOI Build-Up for 7,888 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
$47.3K $6.00/SF
− Vacancy
−$4.9K −$0.62/SF
EGI
$42.4K $5.38/SF
− OpEx
−$6.4K −$0.81/SF
NOI
$36.0K $4.57/SF
Area
White County, AR
Vacancy
10.40%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
15.00%
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%
$720,900
Cap Rate 7%
$514,929
Cap Rate 9%
$400,500
Alternative Uses
Best Use
Flex RnD
$958.4K
$838.6K – $1.12M
NOI $67,091 @ 7.0% cap · market cap 15.08%
Second Best
Warehouse
$514.9K
$450.6K – $600.8K
NOI $36,045 @ 7.0% cap · market cap 8.10%
Theoretical Best
Office A
$1.44M
$1.26M – $1.68M
NOI $100,979 @ 7.0% cap · market cap 22.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
152
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72143, AR
35,111
Population
14,948
Households
2.3
Avg Household Size
37
Median Age
27%
College-Educated
89%
High-School Grad
302.1 sq mi
ZIP Area
116
Density / Sq Mi
$55,522
Median Household Income
$33,315
Median Earnings
$851
Median Rent
$176,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two metal shop buildings provide adaptable commercial workspace with overhead doors, concrete flooring, and three-phase electrical power.
Where is this flex space located?
The property is located at 1707 Black Gum Searcy, AR.
What is the asking price?
The asking price for this property is $445,000.
What are key features of this property?
This property features: 7,888 square feet of improvements situated on 2.13 acres; Two metal shop buildings measuring approximately 50' x 80' and 72' x 54'; Seven roll‑up doors across the two shops
