Leased Retail
For Sale
$125,000
10 W 2nd Street, Ward, AR 72176
COMMERCIAL - Ward, AR
Property Size780 SF
Lot Size0.07 Acres
Price / SF$160.26
Days on Market84
Property Features for 10 W 2nd Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
4
Directions
2nd street in Ward
Subdivision
CABOT SCHOOL DISTRICT
Standard status
Active
Size
780 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Description
PT of BLK/12
Tax Annual Amount
232
Legal Description
PT of BLK/12
Building Details
Year built
1998
Floors in Building
1
Listing Agency:
RE/MAX Encore · RE/MAX International
(501) 843-3067
Listed By:
Jody Huffmaster · License #EB00075977
(501) 940-4628
Added: Jun 1
Changed: Aug 4
Last Checked: Aug 23 at 8:06AM
MLS# 26026549
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 for-sale retail storefront property is configured as a single commercial building with approximately 780 square feet. The lot size is approximately 0.07 acres. Public remarks indicate the building is ready for a new owner and has an existing tenant in place.
The property is located at 10 W 2nd Street in Ward, Arkansas 72176, in Lonoke County. The tenant is paying monthly rent and has expressed a desire to stay.
The property is located at 10 W 2nd Street in Ward, Arkansas 72176, in Lonoke County. The tenant is paying monthly rent and has expressed a desire to stay.
Key Highlights
- Commercial investment property built in 1998
- Current tenant paying $750/month and interested in staying
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
6.21%
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
NOI $7,760 @ 7.0% cap · market cap 6.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$158.8K
$139.0K – $185.3K
NOI $11,117 @ 7.0% cap · market cap 8.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
133
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Leased retail storefront building offered for sale with a tenant currently paying monthly rent.
Where is this storefront property located?
The property is located at 10 W 2nd Street Ward, AR.
What is the asking price?
The asking price for this property is $125,000.
What are key features of this property?
This property features: Commercial investment property built in 1998; Current tenant paying $750/month and interested in staying
