Turnkey Restaurant and Mini
For Sale
$1,050,000
133 Highway 167 N, Bald Knob, AR 72010
Turnkey complex combines an operational café and boutique with 77 mini-storage units and a large open-plan retail/events space.
Property Size13,640 SF
Price / SF$76.98
Days on Market146
Property Features for 133 Highway 167 N
General Information
Standard status
Active
Size
13,640 SF
Listing Agency:
RE/MAX Advantage
(501) 230-2711
Listed By:
John Kilpatrick · License #SA00058496
(501) 230-2711
Source:
Exprealty
Added: Mar 19
Changed: Jul 10
Last Checked: Aug 10 at 8:15AM
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 RE/MAX Advantage
Investment Insights
Based on property information with market context.
This turnkey commercial complex totals 13,640 sq. ft. and includes three operating components. Pap’s Place is a 10,000 sq. ft. open-plan space built with durable red iron metal construction, with a dedicated office and attic storage. Farmhouse Café & Boutique spans 3,360 sq. ft. and is fully equipped and operational, featuring two fire-code-approved kitchens, two vent-a-hoods, prep and storage areas, a buffet with tables and chairs, washer/dryer, and three walk-in cold storage elements including an 8’x12’ walk-in freezer (2 years old) and two walk-in coolers, with additional upstairs storage measuring 25’x100’. The café also includes two dining rooms, a banquet/party room, an office, four restrooms including one with a shower, and an on-site man cave/security room, plus four 5-ton HVAC units under warranty. The boutique portion offers a showroom, two dressing rooms, two baths, separate A/C, and an adjacent woodworking area. The full property is foam-insulated and served by a 28-camera surveillance system with interior/exterior coverage and audio at the register, monitored via phone and/or office.
The mini-storage component, Saf-Stor Mini Storage, includes 77 units in multiple sizes, including 10x10 and 10x15 units, plus smaller and larger configurations.
For buyers or operators, the mix of an operating restaurant/boutique, a large flexible open-plan venue, and on-site mini storage creates a practical setup for multiple revenue streams within one managed property.
The mini-storage component, Saf-Stor Mini Storage, includes 77 units in multiple sizes, including 10x10 and 10x15 units, plus smaller and larger configurations.
For buyers or operators, the mix of an operating restaurant/boutique, a large flexible open-plan venue, and on-site mini storage creates a practical setup for multiple revenue streams within one managed property.
Key Highlights
- Turnkey complex totaling 13,360 SF with Pap’s Place, Farmhouse Café & Boutique, and Saf‑Stor Mini Storage
- Pap’s Place offers 10,000 SF open‑plan space with dedicated office and attic storage (25’x75’)
- Farmhouse Café & Boutique is 3,360 SF and fully equipped/operational with two fire‑code‑approved kitchens
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
$84,328
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
8.03%
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%
$1,686,560
$1.7M
Cap Rate 7%
$1,204,686
$1.2M
Cap Rate 9%
$936,978
$937.0K
Market Conditions
NOI Build-Up for 13,640 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
$130.9K $9.60/SF
− Vacancy
−$10.5K −$0.77/SF
EGI
$120.5K $8.83/SF
− OpEx
−$36.1K −$2.65/SF
NOI
$84.3K $6.18/SF
Area
White County, AR
Vacancy
8.00%
Lease Rate
$9.60 /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%
$1,686,560
Cap Rate 7%
$1,204,686
Cap Rate 9%
$936,978
Alternative Uses
Best Use
Specialty Retail
$2.05M
$1.79M – $2.39M
NOI $143,322 @ 7.0% cap · market cap 13.65%
Second Best
Retail
$1.54M
$1.35M – $1.80M
NOI $107,701 @ 7.0% cap · market cap 10.26%
Theoretical Best
Office A
$2.49M
$2.18M – $2.91M
NOI $174,614 @ 7.0% cap · market cap 16.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
86
Businesses Nearby
Explore this area
Business Placement
Demographics for 72010, AR
5,958
Population
2,487
Households
2.4
Avg Household Size
42
Median Age
10%
College-Educated
87%
High-School Grad
171.3 sq mi
ZIP Area
35
Density / Sq Mi
$48,772
Median Household Income
$29,265
Median Earnings
$729
Median Rent
$124,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Turnkey complex combines an operational café and boutique with 77 mini-storage units and a large open-plan retail/events space.
Where is this self storage facility located?
The property is located at 133 Highway 167 N Bald Knob, AR.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Turnkey complex totaling 13,360 SF with Pap’s Place, Farmhouse Café & Boutique, and Saf‑Stor Mini Storage; Pap’s Place offers 10,000 SF open‑plan space with dedicated office and attic storage (25’x75’); Farmhouse Café & Boutique is 3,360 SF and fully equipped/operational with two fire‑code‑approved kitchens
