Retail Building with Development
For Sale
Contact for pricing
Main St & E 19th St, Little Rock, AR
Occupied retail building with excess land for future development.
Property Size9,050 SF
Lot Size1.41 Acres
Price / SF$128.18
Days on Market528
Property Features for Main St & E 19th St
General Information
Standard status
Active
Size
9,050 SF
Lot size
1.41 Acres
Property subtype
RETAIL
Listing Agency:
Colliers - Little Rock
(501) 912-0025
Listed By:
Casi Runnells · License #SA00073590
(501) 912-0025
Source:
Moodyscre
Added: Feb 25, 2025
Changed: Jul 6
Last Checked: Jul 21 at 4:31AM
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 Colliers - Little Rock
Investment Insights
Based on property information with market context.
This property offers an opportunity to purchase a fully occupied building with additional land, situated near the developing South Main neighborhood. The building is currently 100% occupied. The property includes approximately half an acre of excess land, positioned on a corner, offering potential for future development and visibility with frontage on Main Street. The building has a size of 9,050 square feet.
Key Highlights
- 100% Occupied Building: Provides immediate income stream.
- Excess Land for Future Development: Approximately half an acre on a corner lot offers development potential.
- High Visibility on Main Street: Corner lot provides excellent frontage and exposure.
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
$101,471
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
8.75%
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%
$2,029,420
$2.0M
Cap Rate 7%
$1,449,586
$1.4M
Cap Rate 9%
$1,127,456
$1.1M
Market Conditions
NOI Build-Up for 9,050 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
$154.2K $17.04/SF
− Vacancy
−$9.3K −$1.02/SF
EGI
$145.0K $16.02/SF
− OpEx
−$43.5K −$4.81/SF
NOI
$101.5K $11.21/SF
Area
Little Rock, AR
Vacancy
6.00%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
30.00%
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%
$2,029,420
Cap Rate 7%
$1,449,586
Cap Rate 9%
$1,127,456
Alternative Uses
Best Use
Retail
$1.45M
$1.27M – $1.69M
NOI $101,471 @ 7.0% cap · market cap 8.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.64M
$1.44M – $1.92M
NOI $115,082 @ 7.0% cap · market cap 9.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
777
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Occupied retail building with excess land for future development.
Where is this retail space located?
The property is located at Main St & E 19th St Little Rock, AR.
What is the asking price?
The asking price for this property is $1,160,000.
What are key features of this property?
This property features: 100% Occupied Building: Provides immediate income stream.; Excess Land for Future Development: Approximately half an acre on a corner lot offers development potential.; High Visibility on Main Street: Corner lot provides excellent frontage and exposure.
