Day Care Center with
New
For Sale
$389,900
3309 John Barrow Road, Little Rock, AR 72204
COMMERCIAL - Little Rock, AR
Property Size3,015 SF
Lot Size0.56 Acres
Price / SF$129.32
Days on Market3
Property Features for 3309 John Barrow Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
5
Subdivision
Barrow John 9L
Directions
I630 to John Barrow Road, Property is on the left
Standard status
Active
APN
44L1340907000
Size
3,015 SF
Lot size
0.56 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
Lot 7 Block 150
Tax Annual Amount
3282
Legal Description
Lot 7 Block 150
Building Details
Year built
1950
Floors in Building
1
Listing Agency:
Green Realty & Associates, LLC
(501) 850-5635
Listed By:
Shani Green
(501) 690-8712
Added: Aug 18
Last Checked: Aug 20 at 10:06AM
MLS# 26033729
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 3015-square-foot commercial property is configured for daycare operations and includes the equipment associated with its current setup. Built in 1950, the building occupies a 0.56-acre site and is designated for commercial mixed-use purposes.
Located at 3309 John Barrow Road in Little Rock, the property offers an established physical layout for childcare while allowing consideration of additional commercial applications identified in the zoning description, including retail, office, medical, and service uses. The site can also accommodate a mixed-use redevelopment concept, subject to applicable approvals.
Located at 3309 John Barrow Road in Little Rock, the property offers an established physical layout for childcare while allowing consideration of additional commercial applications identified in the zoning description, including retail, office, medical, and service uses. The site can also accommodate a mixed-use redevelopment concept, subject to applicable approvals.
Key Highlights
- 3015 square feet of building area
- 0.56‑acre site
- Daycare configuration with equipment included
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
$29,953
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
7.68%
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%
$599,060
$599.1K
Cap Rate 7%
$427,900
$427.9K
Cap Rate 9%
$332,811
$332.8K
Market Conditions
NOI Build-Up for 3,015 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
$53.9K $17.88/SF
− Vacancy
−$6.0K −$1.98/SF
EGI
$47.9K $15.90/SF
− OpEx
−$18.0K −$5.96/SF
NOI
$30.0K $9.93/SF
Area
Little Rock, AR
Vacancy
11.10%
Lease Rate
$17.88 /SF/Yr
Expense Ratio
37.50%
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%
$599,060
Cap Rate 7%
$427,900
Cap Rate 9%
$332,811
Alternative Uses
Best Use
Mixed Use
$427.9K
$374.4K – $499.2K
NOI $29,953 @ 7.0% cap · market cap 7.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$547.7K
$479.3K – $639.0K
NOI $38,340 @ 7.0% cap · market cap 9.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
176
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72204, AR
31,564
Population
14,570
Households
2.2
Avg Household Size
37
Median Age
22%
College-Educated
89%
High-School Grad
15.2 sq mi
ZIP Area
2,077
Density / Sq Mi
$39,088
Median Household Income
$29,733
Median Earnings
$1,016
Median Rent
$117,600
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- UAMS Head Start — 7415 colonel glenn rd, little rock, ar 72204
- Woodlawn Davis Head Start — 7415 Colonel Glenn Rd Suite 1, Little Rock, AR 72204
- G3 Academy — 4200 John Barrow Rd suite b, Little Rock, AR 72204
- The Early Years Place — 4016 Stannus St, Little Rock, AR 72204
- Love And Patience Child Care Center II — 7505 Colonel Glenn Rd, Little Rock, AR 72204
Frequently Asked Questions
What type of property is this?
Day care center - Commercial mixed-use zoning supports childcare alongside retail, office, medical, service, and redevelopment concepts.
Where is this day care center located?
The property is located at 3309 John Barrow Road Little Rock, AR.
What is the asking price?
The asking price for this property is $389,900.
What are key features of this property?
This property features: 3015 square feet of building area; 0.56‑acre site; Daycare configuration with equipment included
