Corner Lot Retail
For Sale
$845,000
65 W Main Street, Farmington, AR 72730
SINGLE_FAMILY - Farmington, AR
Property Size3,979 SF
Lot Size0.46 Acres
Price / SF$212.36
Days on Market23
Property Features for 65 W Main Street
General Information
Property type
Residential
Property subtype
Retail
Zoning description
Commercial
Parking
24
Parking features
Parking Lot
Exterior features
Storage
Appliances
ElectricWaterHeater
Lot features
Central Business District, Corner Lot, City Lot
Directions
From I-49 take exit 62. Turn West on US-62 W. You will pass Arvest Bank on the right @ 2.4 mi. Property will be on the left @ 2.9 mi.
Standard status
Active
APN
760-00875-000
Size
3,979 SF
Lot size
0.46 Acres
Taxes and HOA fees
Tax Description
PT LOTS 1-2-3 BLOCK 5 FMSD2 20
Tax Annual Amount
2977
Legal Description
PT LOTS 1-2-3 BLOCK 5 FMSD2 20
Utilities
Heating system
Heat Pump (Heating), Ductless (Heating), Central
Cooling system
Attic Fan, Electric, Central Air, Ductless
Amenities
drive-in doors
12' ceilings
central/electric HVAC
Building Details
Year built
1999
Floors in Building
1
Number of units
4
Building materials
Brick
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
Limbird Real Estate Group
(855) 755-7653
Listed By:
The Limbird Team
(855) 755-7653
Added: Jul 21
Changed: Aug 3
Last Checked: Aug 12 at 9:06AM
MLS# 1356088
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.
Brick retail building on a corner lot offering four leasable units, including retail bays and shop space. The property is equipped with central and electric HVAC options plus ductless systems, and features 12' ceilings, storage, and an electric water heater. The building includes two drive-in doors and heat pump and central heating components, with a shingle roof and parking lot on-site.
Located at 65 W Main Street in Farmington, Arkansas, the property sits on a 0.46-acre site with standout visibility along a major thoroughfare estimated at 35,000+ vehicles daily. The building is zoned commercial and provides 24 parking spaces, supporting a range of potential retail, service, and light warehouse or manufacturing uses.
Located at 65 W Main Street in Farmington, Arkansas, the property sits on a 0.46-acre site with standout visibility along a major thoroughfare estimated at 35,000+ vehicles daily. The building is zoned commercial and provides 24 parking spaces, supporting a range of potential retail, service, and light warehouse or manufacturing uses.
Key Highlights
- 4, 3979 SF brick retail building with four leasable units, including retail bays and shop space
- 0.46‑acre corner lot with visibility along a major thoroughfare estimated at 35,000+ vehicles daily
- Zoned commercial with 24 parking spaces and parking lot configuration
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
$46,826
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
5.54%
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%
$936,520
$936.5K
Cap Rate 7%
$668,943
$668.9K
Cap Rate 9%
$520,289
$520.3K
Market Conditions
NOI Build-Up for 3,979 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
$71.6K $18.00/SF
− Vacancy
−$4.7K −$1.19/SF
EGI
$66.9K $16.81/SF
− OpEx
−$20.1K −$5.04/SF
NOI
$46.8K $11.77/SF
Area
Washington County, AR
Vacancy
6.60%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$936,520
Cap Rate 7%
$668,943
Cap Rate 9%
$520,289
Alternative Uses
Best Use
Retail
$668.9K
$585.3K – $780.4K
NOI $46,826 @ 7.0% cap · market cap 5.54%
Second Best
Warehouse
$348.1K
$304.6K – $406.1K
NOI $24,364 @ 7.0% cap · market cap 2.88%
Theoretical Best
Office A
$1.07M
$934.5K – $1.25M
NOI $74,762 @ 7.0% cap · market cap 8.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
35,000 VPD
Traffic count
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
318
Businesses Nearby
Explore this area
Business Placement
Demographics for 72730, AR
9,624
Population
4,017
Households
2.4
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
20.8 sq mi
ZIP Area
463
Density / Sq Mi
$88,780
Median Household Income
$45,652
Median Earnings
$1,225
Median Rent
$244,900
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Brick retail building with four leasable units and central HVAC in Farmington’s central business district.
Where is this retail space located?
The property is located at 65 W Main Street Farmington, AR.
What is the asking price?
The asking price for this property is $845,000.
What are key features of this property?
This property features: 4, 3979 SF brick retail building with four leasable units, including retail bays and shop space; 0.46‑acre corner lot with visibility along a major thoroughfare estimated at 35,000+ vehicles daily; Zoned commercial with 24 parking spaces and parking lot configuration
