Mixed-Use Hospitality
For Sale
$1,750,000
1150 N College Avenue, Fayetteville, AR 72703
Combines short-term lodging with two established food-and-beverage tenants under one roof.
Property Size4,962 SF
Price / SF$352.68
Days on Market25
Property Features for 1150 N College Avenue
General Information
Standard status
Active
Size
4,962 SF
Additional Details
Road Access
Yes
Building Details
Tenancy
Multi
Listing Agency:
Hat Rack Real Estate
(479) 466-8829
Listed By:
Christopher Allcorn · License #SA00089658
(479) 466-8829
Source:
Connectrealtynwa
Added: Aug 5
Changed: Aug 29
Last Checked: Aug 26 at 10:57AM
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 Hat Rack Real Estate
Investment Insights
Based on property information with market context.
This mixed-use hospitality property at 1150 N College Ave in Fayetteville, Arkansas, brings together an eight-unit short-term rental operation and two established food-and-beverage tenants. The 4,962-square-foot property was built in 1950 and is currently operating with multiple commercial and lodging components.
The tenant lineup includes Sidecar, identified as a cocktail lounge, and Café Rue Orleans. Commercial leases, nightly short-term rental activity, and the two food-and-beverage operations create three distinct operating components within the property. The asset is positioned along N College Avenue, described as one of Fayetteville’s primary north–south corridors.
The tenant lineup includes Sidecar, identified as a cocktail lounge, and Café Rue Orleans. Commercial leases, nightly short-term rental activity, and the two food-and-beverage operations create three distinct operating components within the property. The asset is positioned along N College Avenue, described as one of Fayetteville’s primary north–south corridors.
Key Highlights
- Eight‑unit short‑term rental operation
- 4,962‑square‑foot mixed‑use property built in 1950
- Two established food‑and‑beverage tenants under one roof
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
$62,566
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
3.58%
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%
$1,251,320
$1.3M
Cap Rate 7%
$893,800
$893.8K
Cap Rate 9%
$695,178
$695.2K
Market Conditions
NOI Build-Up for 4,962 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
$89.3K $18.00/SF
− Vacancy
−$5.9K −$1.19/SF
EGI
$83.4K $16.81/SF
− OpEx
−$20.9K −$4.20/SF
NOI
$62.6K $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%
$1,251,320
Cap Rate 7%
$893,800
Cap Rate 9%
$695,178
Alternative Uses
Best Use
Specialty Retail
$893.8K
$782.1K – $1.04M
NOI $62,566 @ 7.0% cap · market cap 3.58%
Second Best
Apartment 5plus
$564.4K
$493.9K – $658.5K
NOI $39,509 @ 7.0% cap · market cap 2.26%
Theoretical Best
Office A
$1.33M
$1.17M – $1.55M
NOI $93,232 @ 7.0% cap · market cap 5.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
832
Businesses Nearby
Explore this area
Business Placement
Demographics for 72703, AR
33,767
Population
17,202
Households
2
Avg Household Size
33
Median Age
49%
College-Educated
96%
High-School Grad
40.2 sq mi
ZIP Area
840
Density / Sq Mi
$60,232
Median Household Income
$39,190
Median Earnings
$958
Median Rent
$341,700
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Mixed-use property - Combines short-term lodging with two established food-and-beverage tenants under one roof.
Where is this mixed-use property located?
The property is located at 1150 N College Avenue Fayetteville, AR.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Eight‑unit short‑term rental operation; 4,962‑square‑foot mixed‑use property built in 1950; Two established food‑and‑beverage tenants under one roof
