Renovated Mixed-Use
For Sale
$599,000
Pending
113115 E Davidson Street, Fayetteville, AR 72701
The property includes leased office suites and a separate rented residential unit.
Property Size2,130 SF
Days on Market138
Property Features for 113115 E Davidson Street
General Information
Standard status
Pending
Size
2,130 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$2,705
Amenities
3
Building Details
Year Built
1935
Listing Agency:
Collier & Associates
(479) 459-0569
Listed By:
Esther Graves · License #EB00088105
(479) 459-0569
Source:
Xome
Added: Apr 18
Changed: Sep 2
Last Checked: Aug 31 at 1:39PM
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 Collier & Associates
Investment Insights
Based on property information with market context.
This mixed-use property combines a 1,470 sq ft front building with three office suites and a separate 660 sq ft residential unit. All three office suites are fully leased, and the residential space is also rented, creating an occupied commercial and residential configuration.
The improvements date to 1935 and have undergone a complete renovation with refreshed interiors and new HVAC. The property is located in the historic district at 113115 E Davidson Street in Fayetteville, Arkansas, and includes 2,130 sq ft of total property area.
The improvements date to 1935 and have undergone a complete renovation with refreshed interiors and new HVAC. The property is located in the historic district at 113115 E Davidson Street in Fayetteville, Arkansas, and includes 2,130 sq ft of total property area.
Key Highlights
- 1,470 sq ft front building with three fully leased office suites
- Separate 660 sq ft residential unit is rented
- 2,130 sq ft total property area
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
$32,160
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
5.37%
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%
$643,200
$643.2K
Cap Rate 7%
$459,429
$459.4K
Cap Rate 9%
$357,333
$357.3K
Market Conditions
NOI Build-Up for 2,130 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
$46.0K $21.60/SF
− Vacancy
−$3.1K −$1.47/SF
EGI
$42.9K $20.13/SF
− OpEx
−$10.7K −$5.03/SF
NOI
$32.2K $15.10/SF
Area
Washington County, AR
Vacancy
6.80%
Lease Rate
$21.60 /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%
$643,200
Cap Rate 7%
$459,429
Cap Rate 9%
$357,333
Alternative Uses
Best Use
Office B
$459.4K
$402.0K – $536.0K
NOI $32,160 @ 7.0% cap · market cap 5.37%
Second Best
Apartment 5plus
$242.3K
$212.0K – $282.7K
NOI $16,960 @ 7.0% cap · market cap 2.83%
Theoretical Best
Office A
$571.7K
$500.3K – $667.0K
NOI $40,021 @ 7.0% cap · market cap 6.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,730
Businesses Nearby
Explore this area
Business Placement
Demographics for 72701, AR
48,269
Population
20,057
Households
2.4
Avg Household Size
28
Median Age
42%
College-Educated
93%
High-School Grad
126.0 sq mi
ZIP Area
383
Density / Sq Mi
$50,413
Median Household Income
$27,305
Median Earnings
$973
Median Rent
$323,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The property includes leased office suites and a separate rented residential unit.
Where is this mixed-use property located?
The property is located at 113115 E Davidson Street Fayetteville, 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: 1,470 sq ft front building with three fully leased office suites; Separate 660 sq ft residential unit is rented; 2,130 sq ft total property area
