Redeveloped Retail Office Medical
For Sale
$319,900
113 W Bean Street, Lincoln, AR 72744
COMMERCIAL - Lincoln, AR
Property Size2,285 SF
Price / SF$140
Days on Market126
Property Features for 113 W Bean Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Lot features
Central Business District
Directions
From I-49, west on Hwy 265 and Hwy 62 to Lincoln, AR. North on S Starr Ave. East on W Bean St. Property is on the north side of the street.
Standard status
Active
APN
790-18230-000
Size
2,285 SF
Taxes and HOA fees
Tax Description
/
Tax Annual Amount
762
Legal Description
/
Building Details
Year built
1910
Listing Agency:
Steve Fineberg & Associates
(479) 271-4161
Listed By:
Brennan Sharpe · License #SA00084262
(479) 530-3774
Added: Apr 17
Changed: Aug 19
Last Checked: Aug 20 at 7:06AM
MLS# 1343089
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 redesigned building offers 2,285 square feet of character-rich interior space designed for multiple commercial uses. The layout features a largely open floor plan with high ceilings and concrete floors, supporting a range of retail, office, and personal or medical services. Recent improvements include new electrical, HVAC, and TPO roofing, along with extensive cosmetic and infrastructure updates intended to modernize the building while preserving its classic character.
The property is located on the historic Lincoln city square. It is currently occupied by the existing tenant through 6/30/27. Additional listed options include 111 and 117-119 W Bean St, which are also available for sale.
For tenants, the combination of an open plan, durable concrete flooring, and modern mechanical and electrical systems can simplify buildout decisions for a variety of service formats. For buyers, the documented updates and the near-term in-place occupancy through mid-2027 may appeal to those seeking a ready-to-market, multi-use commercial property in a central setting.
The property is located on the historic Lincoln city square. It is currently occupied by the existing tenant through 6/30/27. Additional listed options include 111 and 117-119 W Bean St, which are also available for sale.
For tenants, the combination of an open plan, durable concrete flooring, and modern mechanical and electrical systems can simplify buildout decisions for a variety of service formats. For buyers, the documented updates and the near-term in-place occupancy through mid-2027 may appeal to those seeking a ready-to-market, multi-use commercial property in a central setting.
Key Highlights
- 1910 building redesigned to 2,285 SF with high ceilings and concrete floors
- New electrical, HVAC, and TPO roofing installed as part of recent updates
- Open floor plan suited for retail, office, or personal/medical services
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
$26,891
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
8.41%
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%
$537,820
$537.8K
Cap Rate 7%
$384,157
$384.2K
Cap Rate 9%
$298,789
$298.8K
Market Conditions
NOI Build-Up for 2,285 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
$41.1K $18.00/SF
− Vacancy
−$2.7K −$1.19/SF
EGI
$38.4K $16.81/SF
− OpEx
−$11.5K −$5.04/SF
NOI
$26.9K $11.77/SF
Area
Washington County, AR
Vacancy
6.60%
Lease Rate
$18.00 /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%
$537,820
Cap Rate 7%
$384,157
Cap Rate 9%
$298,789
Alternative Uses
Best Use
Retail
$384.2K
$336.1K – $448.2K
NOI $26,891 @ 7.0% cap · market cap 8.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$613.3K
$536.7K – $715.6K
NOI $42,933 @ 7.0% cap · market cap 13.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
190
Businesses Nearby
11k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
6,437 visits/mo
0.1 miles
Arvest Bank
Shops & Services
2,453 visits/mo
0.2 miles
O'Reilly Auto Parts
Shops & Services
1,688 visits/mo
0.5 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?
Retail space - Redesigned building with flexible retail, office, and personal/medical service space plus updated HVAC and electrical.
Where is this retail space located?
The property is located at 113 W Bean Street Lincoln, AR.
What is the asking price?
The asking price for this property is $319,900.
What are key features of this property?
This property features: 1910 building redesigned to 2,285 SF with high ceilings and concrete floors; New electrical, HVAC, and TPO roofing installed as part of recent updates; Open floor plan suited for retail, office, or personal/medical services
