Office Unit with Upstairs
For Sale
$215,000
1214 Clifton Street, Conway, AR 72034
ADA-compliant office layout with adaptable interior walls and additional heated and cooled space.
Property Size1,712 SF
Days on Market55
Property Features for 1214 Clifton Street
General Information
Standard status
Active
Size
1,712 SF
Total Parking Spaces
8
Property subtype
Commercial
Amenities
security system
wired phone system
ADA compliant
original salon plumbing
separate locks
storage building
Building Details
Building Size
1,712 SF
Year Built
1983
Buildings
2
Stories
2
Tenancy
Single
Abandoned
No
Listing Agency:
Exp Realty
(501) 246-0767
Listed By:
Annie Hogue
(501) 246-0767
Source:
Proeliterealty
Added: Jun 18
Changed: Aug 10
Last Checked: Aug 10 at 5:49AM
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 Exp Realty
Investment Insights
Based on property information with market context.
This office unit provides 896 sq ft of ground-floor space arranged as three rooms with a waiting area. Most interior walls are non-load-bearing, allowing the current configuration to be modified. The property is ADA compliant and includes a wired phone system, separate locks on all doors, and an existing security system that needs a monitor. Utilities are electric.
An additional 544 sq. ft. upstairs area is heated and cooled and was recently repainted. Original salon plumbing remains along the rear wall, and a 10'X16' storage building at the back can convey with the property. Built in 1983, the space offers an existing office setup with supplemental conditioned area and storage.
An additional 544 sq. ft. upstairs area is heated and cooled and was recently repainted. Original salon plumbing remains along the rear wall, and a 10'X16' storage building at the back can convey with the property. Built in 1983, the space offers an existing office setup with supplemental conditioned area and storage.
Key Highlights
- 896 sq ft office area with three rooms and a waiting area
- 544 sq. ft. upstairs heated and cooled space, recently repainted
- Most interior walls are non‑load‑bearing for layout flexibility
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
$16,879
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
7.85%
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%
$337,580
$337.6K
Cap Rate 7%
$241,129
$241.1K
Cap Rate 9%
$187,544
$187.5K
Market Conditions
NOI Build-Up for 1,712 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
$25.7K $15.00/SF
− Vacancy
−$1.6K −$0.92/SF
EGI
$24.1K $14.09/SF
− OpEx
−$7.2K −$4.23/SF
NOI
$16.9K $9.86/SF
Area
Faulkner County, AR
Vacancy
6.10%
Lease Rate
$15.00 /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%
$337,580
Cap Rate 7%
$241,129
Cap Rate 9%
$187,544
Alternative Uses
Best Use
Office B
$306.7K
$268.4K – $357.8K
NOI $21,470 @ 7.0% cap · market cap 9.99%
Second Best
Retail
$241.1K
$211.0K – $281.3K
NOI $16,879 @ 7.0% cap · market cap 7.85%
Theoretical Best
Office A
$390.5K
$341.7K – $455.6K
NOI $27,334 @ 7.0% cap · market cap 12.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
941
Businesses Nearby
Explore this area
Business Placement
Demographics for 72034, AR
47,873
Population
22,523
Households
2.1
Avg Household Size
33
Median Age
44%
College-Educated
94%
High-School Grad
47.9 sq mi
ZIP Area
999
Density / Sq Mi
$61,675
Median Household Income
$40,511
Median Earnings
$993
Median Rent
$250,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - ADA-compliant office layout with adaptable interior walls and additional heated and cooled space.
Where is this office units located?
The property is located at 1214 Clifton Street Conway, AR.
What is the asking price?
The asking price for this property is $215,000.
What are key features of this property?
This property features: 896 sq ft office area with three rooms and a waiting area; 544 sq. ft. upstairs heated and cooled space, recently repainted; Most interior walls are non‑load‑bearing for layout flexibility
