Insulated Warehouse Flex
For Sale
$780,000
803 Thomas Rd, White Hall, AR 71602
Four 50x50 insulated buildings on 1.33 acres feature 14x14 overhead doors and covered lean-tos with separate addresses and power.
Property Size10,000 SF
Price / SF$78
Days on Market761
Property Features for 803 Thomas Rd
General Information
Standard status
Active
Size
10,000 SF
Listing Agency:
Lisa Attwood Realty
Listed By:
Lisa Attwood
(870) 329-4350
Source:
Exprealty
Added: Aug 12, 2024
Changed: Sep 6
Last Checked: Sep 10 at 12:49PM
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 Lisa Attwood Realty
Investment Insights
Based on property information with market context.
This flex/warehouse property consists of four large, 50x50 insulated buildings on 1.33 acres. Each building has its own address and separate power supply, with 14x14 overhead doors and commercial garage doors. The site includes two covered lean-to structures that are 17.5 by 210 with 30-foot bays.
One of the 50x50 buildings has been converted into a three-bedroom, two-bath home with a kitchen, dining room, and laundry room. Another building is being used as an office. A separate building can accommodate a 35x50 showroom and includes three offices, and one building is currently leased.
The property offers multiple configurations across warehouse and office space, with dedicated utilities and direct overhead door access for operational flexibility.
One of the 50x50 buildings has been converted into a three-bedroom, two-bath home with a kitchen, dining room, and laundry room. Another building is being used as an office. A separate building can accommodate a 35x50 showroom and includes three offices, and one building is currently leased.
The property offers multiple configurations across warehouse and office space, with dedicated utilities and direct overhead door access for operational flexibility.
Key Highlights
- Four insulated 50x50 buildings on 1.33 acres off Interstate 530, each with its own address and separate power supply
- 14x14 overhead doors on each building, including commercial‑style garage doors for loading and access
- One 50x50 building converted to a 3‑bed, 2‑bath home with kitchen, dining room, and laundry room
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
$46,771
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
6.00%
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%
$935,420
$935.4K
Cap Rate 7%
$668,157
$668.2K
Cap Rate 9%
$519,678
$519.7K
Market Conditions
NOI Build-Up for 10,000 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
$72.0K $7.20/SF
− Vacancy
−$5.2K −$0.52/SF
EGI
$66.8K $6.68/SF
− OpEx
−$20.0K −$2.00/SF
NOI
$46.8K $4.68/SF
Area
Jefferson County, AR
Vacancy
7.20%
Lease Rate
$7.20 /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%
$935,420
Cap Rate 7%
$668,157
Cap Rate 9%
$519,678
Alternative Uses
Best Use
Flex RnD
$2.08M
$1.82M – $2.43M
NOI $145,818 @ 7.0% cap · market cap 18.69%
Second Best
Industrial
$668.2K
$584.6K – $779.5K
NOI $46,771 @ 7.0% cap · market cap 6.00%
Theoretical Best
Office A
$2.56M
$2.24M – $2.99M
NOI $179,468 @ 7.0% cap · market cap 23.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 71602, AR
16,112
Population
7,489
Households
2.2
Avg Household Size
41
Median Age
23%
College-Educated
89%
High-School Grad
131.0 sq mi
ZIP Area
123
Density / Sq Mi
$54,936
Median Household Income
$35,644
Median Earnings
$900
Median Rent
$135,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Four 50x50 insulated buildings on 1.33 acres feature 14x14 overhead doors and covered lean-tos with separate addresses and power.
Where is this flex space located?
The property is located at 803 Thomas Rd White Hall, AR.
What is the asking price?
The asking price for this property is $780,000.
What are key features of this property?
This property features: Four insulated 50x50 buildings on 1.33 acres off Interstate 530, each with its own address and separate power supply; 14x14 overhead doors on each building, including commercial‑style garage doors for loading and access; One 50x50 building converted to a 3‑bed, 2‑bath home with kitchen, dining room, and laundry room
