Building Details

Year built 2011

Flooring type Concrete

Roof type Metal

Listing Agency: O'Neal Real Estate- Fort Smith a***@att.net Show Phone

Listed By: Telitha Fleck Show Phone

Added: Jun 25 Changed: Aug 4 Last Checked: Aug 12 at 12:06PM

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MLS# 1090042

Copyright © 2026 Western River Valley Board of REALTORS®. 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 2011 flex property at 11558 N Hwy 59 combines a durable red iron structure with an integrated living area and additional room for shop, equipment, or business activities. The building features concrete flooring, a metal roof, electric heating, and electric cooling. Its 12.82-acre setting provides a rural operating environment in Cedarville, Arkansas.

Interior improvements include full insulation with 3-inch closed-cell spray foam, a pellet stove, tankless water heaters, and an oversized 5 x 10 walk-in shower. The property is suited to users seeking a combination of workspace and residential functionality, with substantial acreage surrounding the improvements.

Key Highlights

• 12.82‑acre property in Cedarville, AR
• 2011 red iron flex structure with integrated living area
• Full insulation using 3‑inch closed‑cell spray foam

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

$26,171

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

7.29%

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%

$523,420 $523.4K

Cap Rate 7%

$373,871 $373.9K

Cap Rate 9%

$290,789 $290.8K

Market Conditions

NOI Build-Up for 2,600 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

$37.4K $14.40/SF

− Vacancy

−$2.5K −$0.98/SF

EGI

$34.9K $13.42/SF

− OpEx

−$8.7K −$3.36/SF

NOI

$26.2K $10.07/SF

Area

Crawford County, AR

Vacancy

6.80%

Lease Rate

$14.40 /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%

$523,420

Cap Rate 7%

$373,871

Cap Rate 9%

$290,789

Alternative Uses

Best Use

Office B

$373.9K

$327.1K – $436.2K (±1% cap)

NOI $26,171 @ 7.0% cap · market cap 7.29%

Second Best

Mixed Use

$323.1K

$282.8K – $377.0K (±1% cap)

NOI $22,620 @ 7.0% cap · market cap 6.30%

Theoretical Best

Office A

$498.5K

$436.2K – $581.6K (±1% cap)

NOI $34,894 @ 7.0% cap · market cap 9.72%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Flex space

Suggested Use

Top Pick Auto Repair Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

8

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 72932, AR

1,481

Population

793

Households

1.9

Avg Household Size

44

Median Age

14%

College-Educated

81%

High-School Grad

18.5 sq mi

ZIP Area

80

Density / Sq Mi

$54,836

Median Household Income

$30,861

Median Earnings

$980

Median Rent

$158,900

Median Home Value

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Flex space - Red iron construction combines living quarters with room for shop, equipment, and business use.

Where is this flex space located?

The property is located at 11558 N Hwy 59 Cedarville, AR.

What is the asking price?

The asking price for this property is $359,000.

What are key features of this property?

This property features: 12.82‑acre property in Cedarville, AR; 2011 red iron flex structure with integrated living area; Full insulation using 3‑inch closed‑cell spray foam