Office Building with Guest
For Sale
$545,000
1410 W Main St, Russellville, AR 72801
Office property includes a separate residence with loft sleeping area.
Property Size2,051 SF
Price / SF$265.72
Days on Market21
Property Features for 1410 W Main St
General Information
Standard status
Active
Size
2,051 SF
Property subtype
Commercial
Building Details
Year Built
1914
Buildings
2
Listing Agency:
Live. Love. Arkansas
(479) 366-0149
Listed By:
Brooke Hernandez
(479) 366-0149
Source:
District3
Added: Aug 9
Changed: Aug 28
Last Checked: Aug 28 at 8:41PM
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 Live. Love. Arkansas
Investment Insights
Based on property information with market context.
This office property includes a 2,000-square-foot building designated for quiet office use, along with a separate 1-bedroom, 1-bath residence. The guest house includes a loft that provides a second sleeping area and is currently operated as a short-term rental. The additional residence can also accommodate visiting professionals, employee housing, or residential rental use, as supported by the existing configuration.
Built in 1914, the property is located at 1410 W Main St in Russellville, Arkansas. Its setting includes established healthcare providers and complementary businesses, supporting a professional office environment within the local medical community. The combination of office space and a separate furnished-style residential component creates a property with two distinct functional areas.
Built in 1914, the property is located at 1410 W Main St in Russellville, Arkansas. Its setting includes established healthcare providers and complementary businesses, supporting a professional office environment within the local medical community. The combination of office space and a separate furnished-style residential component creates a property with two distinct functional areas.
Key Highlights
- 2,000‑square‑foot office building designated for quiet office use
- Separate 1‑bedroom, 1‑bath residence included
- Guest house loft provides a second sleeping area
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
$18,064
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
3.31%
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%
$361,280
$361.3K
Cap Rate 7%
$258,057
$258.1K
Cap Rate 9%
$200,711
$200.7K
Market Conditions
NOI Build-Up for 2,051 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
$25.8K $12.60/SF
− Vacancy
−$1.8K −$0.86/SF
EGI
$24.1K $11.74/SF
− OpEx
−$6.0K −$2.94/SF
NOI
$18.1K $8.81/SF
Area
Pope County, AR
Vacancy
6.80%
Lease Rate
$12.60 /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%
$361,280
Cap Rate 7%
$258,057
Cap Rate 9%
$200,711
Alternative Uses
Best Use
Office B
$258.1K
$225.8K – $301.1K
NOI $18,064 @ 7.0% cap · market cap 3.31%
Second Best
Apartment 5plus
$175.2K
$153.3K – $204.4K
NOI $12,264 @ 7.0% cap · market cap 2.25%
Theoretical Best
Office A
$327.7K
$286.7K – $382.3K
NOI $22,938 @ 7.0% cap · market cap 4.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
967
Businesses Nearby
Explore this area
Business Placement
Demographics for 72801, AR
18,510
Population
7,530
Households
2.5
Avg Household Size
29
Median Age
26%
College-Educated
82%
High-School Grad
8.0 sq mi
ZIP Area
2,314
Density / Sq Mi
$42,363
Median Household Income
$22,473
Median Earnings
$837
Median Rent
$153,900
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 - Office property includes a separate residence with loft sleeping area.
Where is this office building located?
The property is located at 1410 W Main St Russellville, AR.
What is the asking price?
The asking price for this property is $545,000.
What are key features of this property?
This property features: 2,000‑square‑foot office building designated for quiet office use; Separate 1‑bedroom, 1‑bath residence included; Guest house loft provides a second sleeping area
