Building Details

Year Built 1998

Buildings 1

Listing Agency: RE/MAX Encore

Listed By: Jody Huffmaster · License #EB00075977 Show Phone

Source: Pcsingtolittlerock

Added: Sep 13 Last Checked: Sep 13 at 3:04PM

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Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX Encore

Investment Insights

Based on property information with market context.

This retail storefront offers an open interior suited to a small business using the space for retail or office purposes. The building dates to 1998 and previously served as Ward’s post office, giving the property a documented place in the town’s history. Its exterior is brightly colored, providing a distinctive visual identity for the building.

Located at 10 W 2nd St in Ward, Arkansas, the property sits on the town’s main street. The open configuration allows the next owner to organize the interior around its operating needs while retaining the building’s recognizable character.

Key Highlights

• Open interior suitable for retail or office use
• Former Ward post office with documented local history
• Located on the town’s main street

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

$7,760

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

7.05%

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%

$155,200 $155.2K

Cap Rate 7%

$110,857 $110.9K

Cap Rate 9%

$86,222 $86.2K

Market Conditions

NOI Build-Up for 780 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

$11.8K $15.12/SF

− Vacancy

−$708 −$0.91/SF

EGI

$11.1K $14.21/SF

− OpEx

−$3.3K −$4.26/SF

NOI

$7.8K $9.95/SF

Area

Lonoke County, AR

Vacancy

6.00%

Lease Rate

$15.12 /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%

$155,200

Cap Rate 7%

$110,857

Cap Rate 9%

$86,222

Alternative Uses

Best Use

Retail

$110.9K

$97.0K – $129.3K (±1% cap)

NOI $7,760 @ 7.0% cap · market cap 7.05%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$158.8K

$139.0K – $185.3K (±1% cap)

NOI $11,117 @ 7.0% cap · market cap 10.11%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Storefront properties

Suggested Use

Top Pick Building Supply Big Box & Wholesale Store Restaurant Auto Repair Shop HVAC Service Spa & Massage Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

113

Businesses Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Demographics for 72176, AR

9,418

Population

3,598

Households

2.6

Avg Household Size

34

Median Age

18%

College-Educated

88%

High-School Grad

70.4 sq mi

ZIP Area

134

Density / Sq Mi

$77,511

Median Household Income

$45,962

Median Earnings

$995

Median Rent

$165,000

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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What type of property is this? Where is this storefront properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Storefront property - Flexible interior supports a small retail or office operation in a main-street setting.

Where is this storefront property located?

The property is located at 10 W 2nd St Ward, AR.

What is the asking price?

The asking price for this property is $110,000.

What are key features of this property?

This property features: Open interior suitable for retail or office use; Former Ward post office with documented local history; Located on the town’s main street