Mixed-Use Commercial
For Sale
$1,050,000
133 N 167 Highway, Bald Knob, AR 72010
Includes restaurant, boutique, flexible event space, and a 77-unit mini-storage operation.
Property Size13,640 SF
Days on Market167
Property Features for 133 N 167 Highway
General Information
Standard status
Active
Size
13,640 SF
Total Parking Spaces
35
Property subtype
Commercial
Building Details
Building Size
13,640 SF
Year Built
1987
Stories
2
Listing Agency:
Re/Max Advantage
(501) 230-2711
Listed By:
John Kilpatrick · License #SA00058496
(501) 230-2711
Source:
Proeliterealty
Added: Mar 18
Changed: Aug 28
Last Checked: Aug 29 at 10:21AM
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 mixed-use commercial complex combines restaurant, retail, event, storage, and office components within improvements built in 1987. Pap’s Place provides 10,000 square feet of open-plan space in a red iron metal building, with a dedicated office and attic storage measuring 25 by 75 feet. The 3,360-square-foot Farmhouse Café & Boutique includes two fire-code-approved kitchens, dining and banquet areas, a showroom, dressing rooms, restrooms, storage, and an adjacent woodworking area. Equipment includes an 8-by-12-foot walk-in freezer, two walk-in coolers, vent-a-hoods, three-bay sinks, four 5-ton HVAC units, and furnishings. Foam insulation and a 28-camera interior and exterior surveillance system serve the property.
Saf-Stor Mini Storage adds 77 units, including 40 units measuring 10 by 10 feet, 31 units measuring 10 by 15 feet, and 6 units measuring 5 by 15 feet. The property is located at 133 N 167 Hwy in Bald Knob, Arkansas.
Saf-Stor Mini Storage adds 77 units, including 40 units measuring 10 by 10 feet, 31 units measuring 10 by 15 feet, and 6 units measuring 5 by 15 feet. The property is located at 133 N 167 Hwy in Bald Knob, Arkansas.
Key Highlights
- 13,360‑square‑foot complex identified in the property remarks
- Pap’s Place includes 10,000 square feet of open‑plan space and 25‑by‑75‑foot attic storage
- Farmhouse Café & Boutique contains two approved kitchens, dining areas, banquet space, showroom, and storage
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
$85,441
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
8.14%
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%
$1,708,820
$1.7M
Cap Rate 7%
$1,220,586
$1.2M
Cap Rate 9%
$949,344
$949.3K
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
$147.3K $10.80/SF
− Vacancy
−$10.6K −$0.78/SF
EGI
$136.7K $10.02/SF
− OpEx
−$51.3K −$3.76/SF
NOI
$85.4K $6.26/SF
Area
White County, AR
Vacancy
7.20%
Lease Rate
$10.80 /SF/Yr
Expense Ratio
37.50%
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%
$1,708,820
Cap Rate 7%
$1,220,586
Cap Rate 9%
$949,344
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
Current Use
Location Intelligence
Trade Area within ½ mile
1
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?
Mixed-use property - Includes restaurant, boutique, flexible event space, and a 77-unit mini-storage operation.
Where is this mixed-use property located?
The property is located at 133 N 167 Highway 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: 13,360‑square‑foot complex identified in the property remarks; Pap’s Place includes 10,000 square feet of open‑plan space and 25‑by‑75‑foot attic storage; Farmhouse Café & Boutique contains two approved kitchens, dining areas, banquet space, showroom, and storage
