Two-Suite Office
New
For Sale
$380,000
711 S Mount Olive St Siloam, Siloam Springs, AR 72761
Fully occupied office property with natural light, reception areas, private offices, and flexible restroom amenities.
Property Size1,625 SF
Days on Market2
Property Features for 711 S Mount Olive St Siloam
General Information
Standard status
Active
Size
1,625 SF
Class
B
Property subtype
Multi Tenant Office
Building Details
Building Size
1,625 SF
Listing Agency:
Keller Williams Market Pro
(479) 657-6797
Listed By:
Tim Salmonsen
(479) 657-6797
Source:
Thebrokerlist
Added: Aug 16
Changed: Aug 17
Last Checked: Aug 17 at 10:12AM
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 Keller Williams Market Pro
Investment Insights
Based on property information with market context.
This approximately 1,625 SF office building contains two suites occupied by long-term tenants under modified gross leases. Interior features include expansive windows, reception areas, multiple offices, and three restrooms, including one with a shower. The existing configuration provides distinct suite layouts within a compact professional office asset.
The property is located on S Mount Olive St, which carries approximately 5,600 VPD, and sits 0.5 miles from Hwy 412. Its position provides access toward the broader NWA region while maintaining a setting suited to office operations. The building is currently fully leased, with tenant occupancy established across both suites.
The property is located on S Mount Olive St, which carries approximately 5,600 VPD, and sits 0.5 miles from Hwy 412. Its position provides access toward the broader NWA region while maintaining a setting suited to office operations. The building is currently fully leased, with tenant occupancy established across both suites.
Key Highlights
- Approximately 1,625 SF office building with two suites
- Both suites are occupied by long‑term tenants
- Modified gross leases currently in place
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
$25,216
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
6.64%
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%
$504,320
$504.3K
Cap Rate 7%
$360,229
$360.2K
Cap Rate 9%
$280,178
$280.2K
Market Conditions
NOI Build-Up for 1,625 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
$36.1K $22.20/SF
− Vacancy
−$2.5K −$1.51/SF
EGI
$33.6K $20.69/SF
− OpEx
−$8.4K −$5.17/SF
NOI
$25.2K $15.52/SF
Area
Benton County, AR
Vacancy
6.80%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
25.00%
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%
$504,320
Cap Rate 7%
$360,229
Cap Rate 9%
$280,178
Alternative Uses
Best Use
Office B
$360.2K
$315.2K – $420.3K
NOI $25,216 @ 7.0% cap · market cap 6.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$446.6K
$390.7K – $521.0K
NOI $31,259 @ 7.0% cap · market cap 8.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
843
Businesses Nearby
Explore this area
Business Placement
Demographics for 72761, AR
23,731
Population
9,101
Households
2.6
Avg Household Size
33
Median Age
29%
College-Educated
86%
High-School Grad
114.1 sq mi
ZIP Area
208
Density / Sq Mi
$69,620
Median Household Income
$35,724
Median Earnings
$936
Median Rent
$218,700
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 building - Fully occupied office property with natural light, reception areas, private offices, and flexible restroom amenities.
Where is this office building located?
The property is located at 711 S Mount Olive St Siloam Siloam Springs, AR.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: Approximately 1,625 SF office building with two suites; Both suites are occupied by long‑term tenants; Modified gross leases currently in place
