Retail and Upper Apartments
For Sale
Contact for pricing
117 W Bean St, Lincoln, AR 72744
Two updated retail suites with open layouts occupy the main level, with two unfinished upstairs apartments for value-add potential.
Property Size5,718 SF
Price / SF$95.17
Days on Market142
Property Features for 117 W Bean St
General Information
Standard status
Active
Size
5,718 SF
Property subtype
Retail
Zoning
B-1
Additional Details
Multifamily Units
2
Listing Agency:
Fineberg & Associates
Listed By:
Brennan Sharpe · License #AR SA00084262
(479) 271-4161
Source:
Crexi
Added: Apr 18
Changed: Aug 8
Last Checked: Sep 5 at 2:33PM
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 Fineberg & Associates
Investment Insights
Based on property information with market context.
This versatile property combines retail space on the main level with unfinished apartments above. The main level features two retail suites with updated open layouts, new lighting, high ceilings, crown molding, and kitchenettes, offering ready-to-lease interior space.
Upstairs includes two unfinished apartments, providing a value-add component for a buyer looking to complete the living areas.
Overall, the building is configured as a duplex-style setup with separate retail and residential spaces, creating flexibility for mixed-use ownership.
Upstairs includes two unfinished apartments, providing a value-add component for a buyer looking to complete the living areas.
Overall, the building is configured as a duplex-style setup with separate retail and residential spaces, creating flexibility for mixed-use ownership.
Key Highlights
- Main level has two retail suites with updated open layouts
- Retail suites include new lighting and high ceilings
- Includes crown molding and kitchenette features on the main 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
$45,528
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
8.37%
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%
$910,560
$910.6K
Cap Rate 7%
$650,400
$650.4K
Cap Rate 9%
$505,867
$505.9K
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
$89.2K $15.60/SF
− Vacancy
−$6.4K −$1.12/SF
EGI
$82.8K $14.48/SF
− OpEx
−$37.3K −$6.51/SF
NOI
$45.5K $7.96/SF
Area
Washington County, AR
Vacancy
7.20%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
45.00%
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%
$910,560
Cap Rate 7%
$650,400
Cap Rate 9%
$505,867
Alternative Uses
Best Use
Retail
$961.3K
$841.2K – $1.12M
NOI $67,292 @ 7.0% cap · market cap 12.37%
Second Best
Multifamily LT 5
$735.1K
$643.2K – $857.6K
NOI $51,458 @ 7.0% cap · market cap 9.46%
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
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
190
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
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 Multifamily in South region
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Similar Off Market Nearby
- Carter's Flowers and More — 117 W Bean St, Lincoln, AR 72744
Frequently Asked Questions
What type of property is this?
Storefront property - Two updated retail suites with open layouts occupy the main level, with two unfinished upstairs apartments for value-add potential.
Where is this storefront property located?
The property is located at 117 W Bean St 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: Main level has two retail suites with updated open layouts; Retail suites include new lighting and high ceilings; Includes crown molding and kitchenette features on the main level
