Office Building with Vehicle
For Sale
$395,000
42 Ranchette, Conway, AR 72032
Commercial / Industrial, Conway, AR
Property Size1,758 SF
Lot Size5.00 Acres
Price / SF$224.69
Days on Market93
Property Features for 42 Ranchette
General Information
Property type
Commercial Sale
Property subtype
Office
Parking
100
Subdivision
Metes & Bounds
Directions
Turn on Ranchette Rd from Hwy 64.
Standard status
Active
Size
1,758 SF
Lot size
5.00 Acres
Taxes and HOA fees
Tax Description
attached
Tax Annual Amount
779
Legal Description
attached
Building Details
Year built
1976
Floors in Building
1
Listing Agency:
LPT Realty Conway · RE/MAX International
(501) 291-3841
Listed By:
Robin Jones
(501) 766-3418
Added: Jun 10
Changed: Aug 19
Last Checked: Sep 10 at 11:06PM
MLS# 26023276
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 office property includes 1,758 square feet of building area, parking, and approximately five acres of usable land. The site is currently operating as a wrecker service and provides space for vehicles, equipment, or fleet storage. Built in 1976, the property combines an established office component with substantial outdoor area.
An additional structure is located on the property and may be renovated for residential use, rental use, or expanded office space. The property is situated in Conway, Arkansas, within Faulkner County, and offers a flexible commercial configuration for continued operations or future adaptation.
An additional structure is located on the property and may be renovated for residential use, rental use, or expanded office space. The property is situated in Conway, Arkansas, within Faulkner County, and offers a flexible commercial configuration for continued operations or future adaptation.
Key Highlights
- 1,758 SF office property
- Approximately 5 usable acres
- Space for vehicle, equipment, or fleet storage
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
$22,047
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
5.58%
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%
$440,940
$440.9K
Cap Rate 7%
$314,957
$315.0K
Cap Rate 9%
$244,967
$245.0K
Market Conditions
NOI Build-Up for 1,758 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
$32.7K $18.60/SF
− Vacancy
−$3.3K −$1.88/SF
EGI
$29.4K $16.72/SF
− OpEx
−$7.3K −$4.18/SF
NOI
$22.0K $12.54/SF
Area
Faulkner County, AR
Vacancy
10.10%
Lease Rate
$18.60 /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%
$440,940
Cap Rate 7%
$314,957
Cap Rate 9%
$244,967
Alternative Uses
Best Use
Office B
$315.0K
$275.6K – $367.5K
NOI $22,047 @ 7.0% cap · market cap 5.58%
Second Best
Retail
$247.6K
$216.7K – $288.9K
NOI $17,333 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$401.0K
$350.9K – $467.8K
NOI $28,069 @ 7.0% cap · market cap 7.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
66
Businesses Nearby
Explore this area
Business Placement
Demographics for 72032, AR
34,316
Population
14,255
Households
2.4
Avg Household Size
35
Median Age
27%
College-Educated
94%
High-School Grad
114.5 sq mi
ZIP Area
300
Density / Sq Mi
$61,452
Median Household Income
$36,877
Median Earnings
$976
Median Rent
$183,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Flexible commercial property includes office space, parking, and land for vehicle or equipment storage.
Where is this office building located?
The property is located at 42 Ranchette Conway, AR.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: 1,758 SF office property; Approximately 5 usable acres; Space for vehicle, equipment, or fleet storage
