Renovated Restaurant with Dual
For Sale
$1,950,000
105 W Front St, Lonoke, AR 72086
Renovated restaurant with indoor and outdoor gathering areas, private dining, specialty cocktails, and a wheelchair lift.
Property Size5,000 SF
Price / SF$390
Days on Market37
Property Features for 105 W Front St
General Information
Standard status
Active
Size
5,000 SF
Restaurant
Patio
Yes
Equipment Included
Yes
Liquor License
Yes
Additional Details
Business Included
Yes
Amenities
large televisions
sports channels
private dining room
wheel chair lift
Building Details
Year Built
1905
Listing Agency:
Berkshire Hathaway HomeServices Arkansas Realty
(501) 680-6412
Listed By:
Suzette Elmore · License #SA00059275
Source:
Pcsingtolittlerock
Added: Jul 27
Changed: Aug 30
Last Checked: Aug 31 at 7:34PM
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 Berkshire Hathaway HomeServices Arkansas Realty
Investment Insights
Based on property information with market context.
This restaurant occupies a renovated, historically registered building with architect-designed interiors and bar service on both levels. The property includes a private dining room, state-of-the-art restaurant equipment, large televisions with sports channels, and a wheelchair lift. Two outdoor patios extend the available customer areas, with televisions incorporated into the patio setup.
The operation includes a full liquor license, an extensive menu, and crafted specialty cocktails. The restaurant has received Arkansas Times Readers Choice Awards and has been featured in AY Magazine, The Arkansas Times, and Arkansas Living. A dedicated staff is in place, supporting the existing restaurant operation.
The operation includes a full liquor license, an extensive menu, and crafted specialty cocktails. The restaurant has received Arkansas Times Readers Choice Awards and has been featured in AY Magazine, The Arkansas Times, and Arkansas Living. A dedicated staff is in place, supporting the existing restaurant operation.
Key Highlights
- Renovated building listed on the historical register
- Bars located on both the upper and lower levels
- Two outdoor patios with televisions
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
$60,066
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
3.08%
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%
$1,201,320
$1.2M
Cap Rate 7%
$858,086
$858.1K
Cap Rate 9%
$667,400
$667.4K
Market Conditions
NOI Build-Up for 5,000 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
$85.2K $17.04/SF
− Vacancy
−$5.1K −$1.02/SF
EGI
$80.1K $16.02/SF
− OpEx
−$20.0K −$4.00/SF
NOI
$60.1K $12.01/SF
Area
Lonoke County, AR
Vacancy
6.00%
Lease Rate
$17.04 /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%
$1,201,320
Cap Rate 7%
$858,086
Cap Rate 9%
$667,400
Alternative Uses
Best Use
Specialty Retail
$858.1K
$750.8K – $1.00M
NOI $60,066 @ 7.0% cap · market cap 3.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.02M
$890.8K – $1.19M
NOI $71,262 @ 7.0% cap · market cap 3.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72086, AR
10,673
Population
4,983
Households
2.1
Avg Household Size
40
Median Age
12%
College-Educated
84%
High-School Grad
164.1 sq mi
ZIP Area
65
Density / Sq Mi
$59,450
Median Household Income
$41,176
Median Earnings
$945
Median Rent
$151,700
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Renovated restaurant with indoor and outdoor gathering areas, private dining, specialty cocktails, and a wheelchair lift.
Where is this conventional restaurant located?
The property is located at 105 W Front St Lonoke, AR.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Renovated building listed on the historical register; Bars located on both the upper and lower levels; Two outdoor patios with televisions
