Mixed-Use Building with Retail
For Sale
$544,180
117-119 W Bean Street, Lincoln, AR 72744
CommercialSale, Lincoln, AR
Property Size5,718 SF
Price / SF$95.17
Days on Market171
Property Features for 117-119 W Bean Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Lot features
Central Business District, City Lot
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
790-18231-000
Size
5,718 SF
Taxes and HOA fees
Tax Description
/
Tax Annual Amount
1876
Legal Description
/
Amenities
updated open layouts
new lighting
high ceilings
crown molding
kitchenette
upgraded MEP systems
Building Details
Year built
1930
Floors in Building
2
Listing Agency:
Steve Fineberg & Associates
(479) 271-4161
Listed By:
Brennan Sharpe · License #SA00084262
(479) 530-3774
Added: Apr 17
Changed: Aug 31
Last Checked: Oct 4 at 7:06PM
MLS# 1343093
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 5,718-square-foot mixed-use property, built in 1930, combines commercial space with unfinished residential areas. The main level contains two retail suites with open layouts, new lighting, high ceilings, crown molding, and a kitchenette. Two unfinished apartments are located upstairs, providing additional space within the building. Upgraded MEP systems support the property’s current configuration.
The retail space at 119 is occupied by a current tenant through a lease term ending in 2027. The property is located at 117-119 W Bean Street in Lincoln, Arkansas, less than 2 miles from Lincoln schools. Additional properties at 111 and 113 W Bean Street are also available for sale.
The retail space at 119 is occupied by a current tenant through a lease term ending in 2027. The property is located at 117-119 W Bean Street in Lincoln, Arkansas, less than 2 miles from Lincoln schools. Additional properties at 111 and 113 W Bean Street are also available for sale.
Key Highlights
- 5,718‑square‑foot mixed‑use property built in 1930
- Two main‑level retail suites with updated open layouts
- Two unfinished apartments located on the upper level
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
$39,797
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
7.31%
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%
$795,940
$795.9K
Cap Rate 7%
$568,529
$568.5K
Cap Rate 9%
$442,189
$442.2K
Market Conditions
NOI Build-Up for 5,718 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
$68.6K $12.00/SF
− Vacancy
−$4.9K −$0.86/SF
EGI
$63.7K $11.14/SF
− OpEx
−$23.9K −$4.18/SF
NOI
$39.8K $6.96/SF
Area
Washington County, AR
Vacancy
7.20%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$795,940
Cap Rate 7%
$568,529
Cap Rate 9%
$442,189
Alternative Uses
Best Use
Retail
$961.3K
$841.2K – $1.12M
NOI $67,292 @ 7.0% cap · market cap 12.37%
Second Best
Mixed Use
$568.5K
$497.5K – $663.3K
NOI $39,797 @ 7.0% cap · market cap 7.31%
Theoretical Best
Office A
$1.53M
$1.34M – $1.79M
NOI $107,436 @ 7.0% cap · market cap 19.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
182
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
0.3 miles
Arvest Bank
Shops & Services
2,453 visits/mo
0.4 miles
O'Reilly Auto Parts
Shops & Services
1,688 visits/mo
0.3 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two updated storefront suites occupy the main level, with unfinished apartment space above and upgraded building systems.
Where is this mixed-use property located?
The property is located at 117-119 W Bean Street Lincoln, AR.
What is the asking price?
The asking price for this property is $544,180.
What are key features of this property?
This property features: 5,718‑square‑foot mixed‑use property built in 1930; Two main‑level retail suites with updated open layouts; Two unfinished apartments located on the upper level
