Two-Building Office
New
For Sale
$979,000
101-103 N Broadway St, Siloam Springs, AR 72761
Two downtown office buildings offer flexible suites, parking, updated building systems, and an existing insurance-office tenancy.
Property Size5,600 SF
Price / SF$174.82
Days on Market4
Property Features for 101-103 N Broadway St
General Information
Standard status
Active
Size
5,600 SF
Additional Details
Gross Income
$52,680
Office Units
13
Amenities
conference room
kitchen
restrooms
storage rooms
secure keypad entrance
security light
Building Details
Buildings
2
Tenancy
Multi
Listing Agency:
Keller Williams Market Pro Realty - Siloam Springs
(479) 524-3123
Listed By:
Cammi Hevener · License #EB00075080
Source:
Thebesthomeprice
Added: Aug 25
Changed: Aug 28
Last Checked: Aug 28 at 1:02PM
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 Keller Williams Market Pro Realty - Siloam Springs
Investment Insights
Based on property information with market context.
This office property comprises two buildings totaling 5,600 square feet at 101-103 N Broadway St. The 101 building contains 4,400 square feet with 12 office spaces, a conference room, kitchen, two restrooms, storage rooms, and secured keypad entry. Front and rear entrances serve the building, with parking positioned along the side, front, and rear, including private rear parking areas. The property has recently been used for office space and a recording studio.
The 103 building is occupied by an insurance office and has undergone recent updating. Property improvements completed in 2025 include TPO roofing, a new heat and air unit, and exterior paint. The buildings are located in downtown Siloam Springs and have been maintained for ongoing office use.
The 103 building is occupied by an insurance office and has undergone recent updating. Property improvements completed in 2025 include TPO roofing, a new heat and air unit, and exterior paint. The buildings are located in downtown Siloam Springs and have been maintained for ongoing office use.
Key Highlights
- Two office buildings totaling 5,600 square feet
- 101 N Broadway includes 12 office spaces, conference room, kitchen, 2 restrooms, and storage
- 103 N Broadway is leased to an insurance 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
$86,900
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
8.88%
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%
$1,738,000
$1.7M
Cap Rate 7%
$1,241,429
$1.2M
Cap Rate 9%
$965,556
$965.6K
Market Conditions
NOI Build-Up for 5,600 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
$124.3K $22.20/SF
− Vacancy
−$8.5K −$1.51/SF
EGI
$115.9K $20.69/SF
− OpEx
−$29.0K −$5.17/SF
NOI
$86.9K $15.52/SF
Area
Benton County, AR
Vacancy
6.80%
Lease Rate
$22.20 /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%
$1,738,000
Cap Rate 7%
$1,241,429
Cap Rate 9%
$965,556
Alternative Uses
Best Use
Office B
$1.24M
$1.09M – $1.45M
NOI $86,900 @ 7.0% cap · market cap 8.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.54M
$1.35M – $1.80M
NOI $107,724 @ 7.0% cap · market cap 11.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
13
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
583
Businesses Nearby
Explore this area
Business Placement
Demographics for 72761, AR
23,731
Population
9,101
Households
2.6
Avg Household Size
33
Median Age
29%
College-Educated
86%
High-School Grad
114.1 sq mi
ZIP Area
208
Density / Sq Mi
$69,620
Median Household Income
$35,724
Median Earnings
$936
Median Rent
$218,700
Median Home Value
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 - Two downtown office buildings offer flexible suites, parking, updated building systems, and an existing insurance-office tenancy.
Where is this office building located?
The property is located at 101-103 N Broadway St Siloam Springs, AR.
What is the asking price?
The asking price for this property is $979,000.
What are key features of this property?
This property features: Two office buildings totaling 5,600 square feet; 101 N Broadway includes 12 office spaces, conference room, kitchen, 2 restrooms, and storage; 103 N Broadway is leased to an insurance office
