Historic Retail and Event
For Sale
$599,000
109 SE Main Street, Gravette, AR 72736
Historic storefront building features 20-foot ceilings, exposed brick, original tin, hardwood floors, and a mezzanine.
Property Size4,016 SF
Price / SF$149.15
Days on Market37
Property Features for 109 SE Main Street
General Information
Standard status
Active
Size
4,016 SF
Property subtype
Commercial/Industrial
Additional Details
Highway Access
Yes
Clear Height
20 ft
Taxes and HOA fees
Annual Taxes
$1,896
Amenities
mezzanine
custom bar with granite countertop
3-compartment stainless steel sink
renovated bathrooms
full walkout basement
Building Details
Year Built
1920
Listing Agency:
Steve Fineberg & Associates
(479) 530-3774
Listed By:
Brennan Sharpe · License #SA00084262
(479) 530-3774
Source:
Exitrealty
Added: Jul 18
Changed: Aug 23
Last Checked: Aug 23 at 7:13AM
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 Steve Fineberg & Associates
Investment Insights
Based on property information with market context.
This historic storefront property offers a distinctive interior with 20-foot ceilings featuring original tin, hardwood floors, and exposed brick. The building includes a mezzanine and a full walkout basement, along with renovated bathrooms. A custom bar with a granite countertop and a 3-compartment stainless steel sink supports a variety of service-driven uses, and the property’s layout is designed to accommodate flexibility.
The offering is located at 109 Main St NE in Gravette, Arkansas. The public remarks note renewed growth in the area, citing ongoing revitalization and increased interest tied to access to I-49.
The building combines prominent ceiling height, finished finishes, and multiple level spaces to support retail, event-oriented programming, or creative office use based on the current configuration.
The offering is located at 109 Main St NE in Gravette, Arkansas. The public remarks note renewed growth in the area, citing ongoing revitalization and increased interest tied to access to I-49.
The building combines prominent ceiling height, finished finishes, and multiple level spaces to support retail, event-oriented programming, or creative office use based on the current configuration.
Key Highlights
- Historic storefront building with 20‑foot ceilings, original tin, hardwood floors, and exposed brick.
- Includes a mezzanine for additional usable space.
- Custom bar with a granite countertop and a 3‑compartment stainless steel sink.
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
$45,686
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
7.63%
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%
$913,720
$913.7K
Cap Rate 7%
$652,657
$652.7K
Cap Rate 9%
$507,622
$507.6K
Market Conditions
NOI Build-Up for 4,016 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
$69.9K $17.40/SF
− Vacancy
−$4.6K −$1.15/SF
EGI
$65.3K $16.25/SF
− OpEx
−$19.6K −$4.88/SF
NOI
$45.7K $11.38/SF
Area
Benton County, AR
Vacancy
6.60%
Lease Rate
$17.40 /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%
$913,720
Cap Rate 7%
$652,657
Cap Rate 9%
$507,622
Alternative Uses
Best Use
Retail
$652.7K
$571.1K – $761.4K
NOI $45,686 @ 7.0% cap · market cap 7.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.10M
$965.7K – $1.29M
NOI $77,254 @ 7.0% cap · market cap 12.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
257
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 72736, AR
7,046
Population
2,682
Households
2.6
Avg Household Size
38
Median Age
24%
College-Educated
88%
High-School Grad
98.5 sq mi
ZIP Area
72
Density / Sq Mi
$73,565
Median Household Income
$43,892
Median Earnings
$1,012
Median Rent
$277,500
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?
Storefront property - Historic storefront building features 20-foot ceilings, exposed brick, original tin, hardwood floors, and a mezzanine.
Where is this storefront property located?
The property is located at 109 SE Main Street Gravette, AR.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Historic storefront building with 20‑foot ceilings, original tin, hardwood floors, and exposed brick.; Includes a mezzanine for additional usable space.; Custom bar with a granite countertop and a 3‑compartment stainless steel sink.
