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    Dominant Shopping Center For Sale Title is generated by Realmo AI

    1835-2115 NW Ave, El Dorado, AR

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    Regional shopping center with value-add and future development potential.

    Type:RETAIL
    Property size:
    237,519 SF
    Lot size:
    20.97 Acres
    Price / SF:
    $56/SF
    Added:
    Nov 9, 2024
    Days on Market:
    574
    Last Refresh:
    May 19 at 10:06 pm

    Property Features for 1835-2115 NW Ave

    General Information

    Standard status
    Active
    Size
    237,519 SF
    Lot size
    20.97 Acres
    Property subtype
    RETAIL

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    Listing Contact
    Andrew Ackerman

    Listing agent Andrew Ackerman

    Listing office Sands Investment Group (SIG) | Fort Lauderdale

    Listing date Nov 9, 2024

    Source Moodyscre

    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 Sands Investment Group (SIG) | Fort Lauderdale

    HighLights

    • Value‑add opportunity with 77.5% occupancy and potential to increase NOI to a proforma of $1,609,726.
    • Dominant shopping center in El Dorado with a strong national tenant mix including TJ Maxx and Hobby Lobby.
    • Future development potential with approximately 5 acres of developable area.
    • Three pad sites included: Applebee’s, Yamato Japanese Restaurant, and Red River Credit Union.
    • Bealls has executed a new 10‑year lease and opened in October 2024.
    • Located in El Dorado, home to major employers, providing a stable economy.

    Overview

    Mellor Park is a dominant shopping center in El Dorado, featuring a strong national tenant mix including TJ Maxx, Hobby Lobby, Dollar Tree, Bealls, Citi Trends, Shoe Show, and Applebee’s. The property is currently 77.5% occupied, presenting a value-add opportunity for NOI appreciation by filling vacant suites. The proforma NOI is estimated to be $1,609,726, with a current NOI of $1,180,745. A large parking field in the rear offers redevelopment potential with approximately 5 acres of developable area. The site includes three pad sites occupied by Applebee’s, Yamato Japanese Restaurant, and Red River Credit Union, providing flexibility in future exit strategy. Bealls has executed a 10-year lease and opened for business in October 2024. Starbucks, which is not part of the offering but available for purchase, is under construction and expected to open in April 2025. El Dorado is home to Murphy USA (3,500 employees), Delek US Holdings (600 employees), Lanxess (500 employees), South Arkansas Regional Hospital (860 employees), and South Arkansas Community College (1,253 students), contributing to a stable and growing economy. The property contains 237,519 square feet.
    Location Intelligence

    Current Use by Public Records

    Shopping centers

    Similar Places Nearby

    • The Plaza — 524 W Faulkner St, El Dorado, AR 71730

    Map

    City
    El Dorado
    County
    Union
    State
    Arkansas
    Longitude
    -92.6663
    Latitude
    33.2076

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    FAQs

    What type of property is this?
    Shopping center - Regional shopping center with value-add and future development potential.
    Where is this shopping center located?
    The property is located at 1835-2115 NW Ave El Dorado, AR.
    What is the asking price?
    The asking price for this property is $13,419,000.
    What are key features of this property?
    This property features: Value‑add opportunity with 77.5% occupancy and potential to increase NOI to a proforma of $1,609,726.; Dominant shopping center in El Dorado with a strong national tenant mix including TJ Maxx and Hobby Lobby.; Future development potential with approximately 5 acres of developable area.
    (770) 626-0445 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Andrew Ackerman
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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