Office Building With Guest
New
For Sale
$545,000
1410 W Main Street, Russellville, AR 72801
SINGLE_FAMILY - Russellville, AR
Property Size2,051 SF
Price / SF$265.72
Days on Market3
Property Features for 1410 W Main Street
General Information
Property type
Residential
Property subtype
Office
Zoning description
Residential Office
Lot features
Central Business District, City Lot
Directions
West Main from the Court House proceed forward property on the north side of the road
Standard status
Active
APN
805-00044-001R
Size
2,051 SF
Taxes and HOA fees
Tax Description
Sth 55' of Lots 1,2 E 22' of Sth 55 ' Lot 3, Lots 11, 12 and E 22' of Lot 10, all in Block 17, WJ White Addition City of Russellville
Legal Description
Sth 55' of Lots 1,2 E 22' of Sth 55 ' Lot 3, Lots 11, 12 and E 22' of Lot 10, all in Block 17, WJ White Addition City of Russellville
Building Details
Year built
1914
Flooring type
Wood
Listing Agency:
River Valley Realty, Inc
(479) 968-6260
Listed By:
Sue A Strait · License #EB00046388
(479) 890-1133
Added: Aug 6
Changed: Aug 8
Last Checked: Aug 8 at 11:06PM
MLS# 1357886
Copyright © 2026 ArkansasONE MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This office property includes a primary building designated for office use along with a separate guest house. The additional residence has 1 bedroom, 1 bath, and a loft that provides a second sleeping area. Wood flooring is featured in the property, and the primary structure dates to 1914.
Located on W Main Street in Russellville, the property is positioned within an established medical setting surrounded by healthcare providers and complementary businesses. The site offers convenient access and a visible professional environment. The guest house is currently operated as a short-term rental and may also accommodate visiting professionals, employee housing, or a separate rental arrangement.
Located on W Main Street in Russellville, the property is positioned within an established medical setting surrounded by healthcare providers and complementary businesses. The site offers convenient access and a visible professional environment. The guest house is currently operated as a short-term rental and may also accommodate visiting professionals, employee housing, or a separate rental arrangement.
Key Highlights
- Office building with separate guest house
- 1‑bedroom, 1‑bath guest house with loft
- 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
$18,182
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
3.34%
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%
$363,640
$363.6K
Cap Rate 7%
$259,743
$259.7K
Cap Rate 9%
$202,022
$202.0K
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
$30.8K $15.00/SF
− Vacancy
−$461 −$0.23/SF
EGI
$30.3K $14.78/SF
− OpEx
−$12.1K −$5.91/SF
NOI
$18.2K $8.87/SF
Area
Pope County, AR
Vacancy
1.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
40.00%
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%
$363,640
Cap Rate 7%
$259,743
Cap Rate 9%
$202,022
Alternative Uses
Best Use
Healthcare Medical
$259.7K
$227.3K – $303.0K
NOI $18,182 @ 7.0% cap · market cap 3.34%
Second Best
Office B
$258.1K
$225.8K – $301.1K
NOI $18,064 @ 7.0% cap · market cap 3.31%
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
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
12
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 - Separate residence includes a loft and currently operates as a short-term rental.
Where is this office building located?
The property is located at 1410 W Main Street 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: Office building with separate guest house; 1‑bedroom, 1‑bath guest house with loft; Loft provides a second sleeping area
