Building Details

Year built 2025

Flooring type Vinyl

Listing Agency: Weichert, REALTORS(R) - The Griffin Company w***@weichertgriffin.com Show Phone

Listed By: Hannah Michael Show Phone

Added: Aug 28 Last Checked: Aug 29 at 2:06AM

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MLS# 1091425

Copyright © 2026 Western River Valley Board of REALTORS®. 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 5,500-square-foot flex space property combines office accommodations with a warehouse and garage area. Vinyl flooring, central heating, and electric central air conditioning are identified, while the property condition is listed as under construction. Built in 2025, the building occupies a 0.37-acre site.

The property is fully leased under a two-year lease, providing an established occupancy profile for a commercial purchaser. It is located at 1100 Birch St in Lavaca, Arkansas, within Sebastian County and ZIP code 72941.

Key Highlights

• 5,500 square feet of flex space
• Office area paired with warehouse and garage space
• Fully leased with a two‑year lease in place

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

$54,945

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

8.45%

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%

$1,098,900 $1.1M

Cap Rate 7%

$784,929 $784.9K

Cap Rate 9%

$610,500 $610.5K

Market Conditions

NOI Build-Up for 5,500 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

$79.2K $14.40/SF

− Vacancy

−$5.9K −$1.08/SF

EGI

$73.3K $13.32/SF

− OpEx

−$18.3K −$3.33/SF

NOI

$54.9K $9.99/SF

Area

Sebastian County, AR

Vacancy

7.50%

Lease Rate

$14.40 /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%

$1,098,900

Cap Rate 7%

$784,929

Cap Rate 9%

$610,500

Alternative Uses

Best Use

Office B

$784.9K

$686.8K – $915.8K (±1% cap)

NOI $54,945 @ 7.0% cap · market cap 8.45%

Second Best

Flex RnD

$424.7K

$371.6K – $495.5K (±1% cap)

NOI $29,730 @ 7.0% cap · market cap 4.57%

Theoretical Best

Healthcare Medical

$1.17M

$1.02M – $1.37M (±1% cap)

NOI $81,913 @ 7.0% cap · market cap 12.60%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Flex space

Lease Details

100%

Occupancy

Single-tenant

Tenancy

Location Intelligence

Trade Area within ½ mile

4

Businesses Nearby

Explore this area Business Placement

Demographics for 72941, AR

5,079

Population

2,043

Households

2.5

Avg Household Size

41

Median Age

16%

College-Educated

93%

High-School Grad

43.4 sq mi

ZIP Area

117

Density / Sq Mi

$77,292

Median Household Income

$37,540

Median Earnings

$889

Median Rent

$159,600

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 flex space located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Flex space - Two-part commercial layout combines office accommodations with a warehouse and garage component.

Where is this flex space located?

The property is located at 1100 Birch ST Lavaca, AR.

What is the asking price?

The asking price for this property is $649,900.

What are key features of this property?

This property features: 5,500 square feet of flex space; Office area paired with warehouse and garage space; Fully leased with a two‑year lease in place