Listing Agency: RE/MAX Advantage Show Phone

Listed By: John Kilpatrick · License #SA00058496 Show Phone

Source: Exprealty

Added: Mar 19 Changed: Sep 17 Last Checked: Sep 24 at 4:17PM

Report an Issue

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.

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 (±1% cap)

NOI $143,322 @ 7.0% cap · market cap 13.65%

Second Best

Self Storage

$1.20M

$1.05M – $1.41M (±1% cap)

NOI $84,328 @ 7.0% cap · market cap 8.03%

Theoretical Best

Office A

$2.49M

$2.18M – $2.91M (±1% cap)

NOI $174,614 @ 7.0% cap · market cap 16.63%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Unlock full access to Insights Subscribe to Realmo Intelligence

Open Analytics

Current Use

Self storage facilities

Suggested Use

Top Pick Dental Office Building Supply (Bike/Boat/Book/etc) Store Parking Lot & Garage Barber Shop Pet Grooming Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

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

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this self storage facilities located? What is the asking price? Find similar properties What are key features of this property?

Similar For Sale Nearby

Retail Drug Store Building

170 Highway 167 N, Bald Knob, AR 72010

$849,900

16,625 SF

View details

Auto Repair Garage with Three Bays

125 Highway 167 N, Bald Knob, AR 72010

$495,000

4,800 SF

View details

Updated Retail Storefront

418 S Elm Street, Bald Knob, AR 72010

$59,900

1,488 SF

View details

Updated Downtown Retail Storefront

418 S Elm St, Bald Knob, AR 72010

$59,900

1,488 SF

View details

Multi-Use Building with Highway Frontage

170 US-167, Bald Knob, AR

Contact for pricing

16,652 SF

View details

Retail Building with Drive-Thru

170 HWY 167 N, Bald Knob, AR 72010

Contact for pricing

16,652 SF

View details

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