Building Details

Year built 1998

Floors in Building 1

Listing Agency: RE/MAX Encore · RE/MAX International Show Phone

Listed By: Jody Huffmaster · License #EB00075977 Show Phone

Added: Sep 8 Last Checked: Sep 9 at 8:06PM

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MLS# 26036536

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 780-square-foot storefront property at 10 W 2nd Street offers an open interior that can accommodate retail or office operations. The building was constructed in 1998 and features a brightly colored exterior associated with its local history as the town’s former post office.

Set along the main street in Ward, the property provides a compact commercial footprint on a 0.07-acre lot. Its existing storefront format and adaptable interior support a range of small-business configurations without adding unsupported assumptions about specific improvements or permitted uses.

Key Highlights

• 780‑square‑foot storefront building
• 0.07‑acre lot
• Former town post office

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

Office B

$106.1K

$92.8K – $123.8K (±1% cap)

NOI $7,427 @ 7.0% cap · market cap 6.75%

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 Plumbing Service Nail Salon Storage Facility Bakery 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.

Lease Details

Yes

Paved road access

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 Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 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 - Open commercial space with a flexible layout for retail or office use.

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 $110,000.

What are key features of this property?

This property features: 780‑square‑foot storefront building; 0.07‑acre lot; Former town post office