Rock-Exterior Office
For Sale
$515,000
1111 N Arkansas Avenue, Russellville, AR 72801
COMMERCIAL - Russellville, AR
Property Size3,375 SF
Price / SF$152.59
Days on Market495
Property Features for 1111 N Arkansas Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial
Parking
20
Lot features
Central Business District, Corner Lot, City Lot
Directions
Located at the corner of North Arkansas and West L St.
Standard status
Active
APN
749-00001-000E
Size
3,375 SF
Taxes and HOA fees
Tax Description
LOT 1 & 2 BLOCK 1 of AGRICULTURAL SCHOOL ADDITIONS CITY OF RUSSELLVILLE
Legal Description
LOT 1 & 2 BLOCK 1 of AGRICULTURAL SCHOOL ADDITIONS CITY OF RUSSELLVILLE
Building Details
Year built
1965
Flooring type
Wood, Tile, Vinyl
Building materials
Rock
Roof type
Shingle
Listing Agency:
Arkansas Real Estate Collective
(479) 280-1999
Listed By:
The Wetzel Group
(479) 970-0986
Added: Apr 13, 2025
Changed: Aug 19
Last Checked: Aug 20 at 5:06PM
MLS# 1304420
Copyright © 2026 ArkansasONE MLS. 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 office building offers 3,375 square feet of commercial space within a distinctive rock exterior. Built in 1965, the property includes wood, tile, and vinyl flooring, along with a shingle roof. C-2 zoning supports its commercial classification, while the existing structure provides a defined setting for office-oriented operations.
The property is positioned near Arkansas Tech University, I-40, and Downtown Russellville. Its location along North Arkansas Avenue provides exposure to Highway 7 traffic as well as activity associated with ATU visitors and attendees. The building is owned by the university and will be conveyed in its current as-is condition.
The property is positioned near Arkansas Tech University, I-40, and Downtown Russellville. Its location along North Arkansas Avenue provides exposure to Highway 7 traffic as well as activity associated with ATU visitors and attendees. The building is owned by the university and will be conveyed in its current as-is condition.
Key Highlights
- 3,375 square feet of office space
- Distinctive rock exterior with wood, tile, and vinyl flooring
- C‑2 zoning
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
$29,725
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
5.77%
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%
$594,500
$594.5K
Cap Rate 7%
$424,643
$424.6K
Cap Rate 9%
$330,278
$330.3K
Market Conditions
NOI Build-Up for 3,375 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
$42.5K $12.60/SF
− Vacancy
−$2.9K −$0.86/SF
EGI
$39.6K $11.74/SF
− OpEx
−$9.9K −$2.94/SF
NOI
$29.7K $8.81/SF
Area
Pope County, AR
Vacancy
6.80%
Lease Rate
$12.60 /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%
$594,500
Cap Rate 7%
$424,643
Cap Rate 9%
$330,278
Alternative Uses
Best Use
Office B
$424.6K
$371.6K – $495.4K
NOI $29,725 @ 7.0% cap · market cap 5.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$539.2K
$471.8K – $629.1K
NOI $37,746 @ 7.0% cap · market cap 7.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
398
Businesses Nearby
Explore this area
Business Placement
Demographics for 72801, AR
18,510
Population
7,530
Households
2.5
Avg Household Size
29
Median Age
26%
College-Educated
82%
High-School Grad
8.0 sq mi
ZIP Area
2,314
Density / Sq Mi
$42,363
Median Household Income
$22,473
Median Earnings
$837
Median Rent
$153,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - C-2-zoned office property near ATU, I-40, and Downtown Russellville with highway-facing traffic exposure.
Where is this office building located?
The property is located at 1111 N Arkansas Avenue Russellville, AR.
What is the asking price?
The asking price for this property is $515,000.
What are key features of this property?
This property features: 3,375 square feet of office space; Distinctive rock exterior with wood, tile, and vinyl flooring; C‑2 zoning
