Remodeled Restaurant
For Sale
$625,000
111 W Bean St, Lincoln, AR 72744
Remodeled restaurant building with a vent hood and walk-in cooler, currently occupied through 5/31/27.
Property Size4,230 SF
Price / SF$147.75
Days on Market117
Property Features for 111 W Bean St
General Information
Standard status
Active
Size
4,230 SF
Taxes and HOA fees
Annual Taxes
$2,022
Listing Agency:
Steve Fineberg & Associates
(479) 530-3774
Listed By:
Brennan Sharpe · License #SA00084262
(479) 530-3774
Source:
Exprealty
Added: Apr 17
Changed: Aug 8
Last Checked: Aug 11 at 11:21AM
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 fully remodeled restaurant building offers a turnkey setup for food service. The property contains a vent hood and a walk-in cooler, and it was completely renovated in 2022 with a redesigned interior and enhanced infrastructure. The building is currently occupied by an established Mexican restaurant.
Located on the Lincoln city square at 111 W Bean St, the property benefits from being positioned within the city’s commercial core. The seller also notes that 113 W Bean St and 117-119 W Bean St are available for sale as well.
For a buyer or operator, the practical advantage is immediate restaurant functionality, supported by the listed food-service improvements and the 2022 renovation. The space is currently under occupancy by the existing tenant, with the tenant scheduled to remain in place until 5/31/27, which can be useful for buyers evaluating a sale with a near-term hold of operating continuity.
Located on the Lincoln city square at 111 W Bean St, the property benefits from being positioned within the city’s commercial core. The seller also notes that 113 W Bean St and 117-119 W Bean St are available for sale as well.
For a buyer or operator, the practical advantage is immediate restaurant functionality, supported by the listed food-service improvements and the 2022 renovation. The space is currently under occupancy by the existing tenant, with the tenant scheduled to remain in place until 5/31/27, which can be useful for buyers evaluating a sale with a near-term hold of operating continuity.
Key Highlights
- Remodeled 4,230 SF building on the Lincoln city square, currently occupied by Mexican restaurant La Villa
- Vent hood and walk‑in cooler included
- Tenant in place through 5/31/27
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
$53,336
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
8.53%
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%
$1,066,720
$1.1M
Cap Rate 7%
$761,943
$761.9K
Cap Rate 9%
$592,622
$592.6K
Market Conditions
NOI Build-Up for 4,230 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
$76.1K $18.00/SF
− Vacancy
−$5.0K −$1.19/SF
EGI
$71.1K $16.81/SF
− OpEx
−$17.8K −$4.20/SF
NOI
$53.3K $12.61/SF
Area
Washington County, AR
Vacancy
6.60%
Lease Rate
$18.00 /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%
$1,066,720
Cap Rate 7%
$761,943
Cap Rate 9%
$592,622
Alternative Uses
Best Use
Specialty Retail
$761.9K
$666.7K – $888.9K
NOI $53,336 @ 7.0% cap · market cap 8.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.14M
$993.5K – $1.32M
NOI $79,478 @ 7.0% cap · market cap 12.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
182
Businesses Nearby
11k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
6,437 visits/mo
0.3 miles
Arvest Bank
Shops & Services
2,453 visits/mo
0.4 miles
O'Reilly Auto Parts
Shops & Services
1,688 visits/mo
0.3 miles
Demographics for 72744, AR
5,227
Population
2,196
Households
2.4
Avg Household Size
40
Median Age
12%
College-Educated
88%
High-School Grad
79.0 sq mi
ZIP Area
66
Density / Sq Mi
$63,077
Median Household Income
$41,667
Median Earnings
$1,093
Median Rent
$168,100
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 - Remodeled restaurant building with a vent hood and walk-in cooler, currently occupied through 5/31/27.
Where is this conventional restaurant located?
The property is located at 111 W Bean St Lincoln, AR.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Remodeled 4,230 SF building on the Lincoln city square, currently occupied by Mexican restaurant La Villa; Vent hood and walk‑in cooler included; Tenant in place through 5/31/27
