42-Unit Self-Storage
New
For Sale
$325,000
1523 Highway 9 S, Perryville, AR 72126
Two-building storage property with full occupancy, a waiting list, and cleared rear area for potential expansion subject to approvals.
Property Size4,000 SF
Price / SF$81.25
Days on Market2
Property Features for 1523 Highway 9 S
General Information
Standard status
Active
Size
4,000 SF
Property subtype
Land
Occupancy
100%
Net Operating Income
$36,000
Financials
Gross Income
$38,400
Business Included
Yes
Additional Details
Self-Storage Units
42
Building Details
Year Built
2022
Buildings
2
Listing Agency:
Century 21 H.S.V. Realty
Listed By:
Amber Wood
(501) 444-2055
Source:
Midsouthar
Added: Sep 4
Last Checked: Sep 4 at 3:33PM
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 Century 21 H.S.V. Realty
Investment Insights
Based on property information with market context.
Built in 2022, this self-storage property comprises 42 units across two buildings. The current mix includes four 5x10 units and 38 10x10 units, with adjoining 10x10 units capable of being combined into 10x20 configurations when back-to-back vacancies occur. All units are occupied, and a waiting list is in place.
The rear portion of the property has been cleared and may support additional storage units, subject to applicable approvals. Located at 1523 Highway 9 S in Perryville, Arkansas, the property offers an established storage operation with a defined unit mix and room for future physical expansion.
The rear portion of the property has been cleared and may support additional storage units, subject to applicable approvals. Located at 1523 Highway 9 S in Perryville, Arkansas, the property offers an established storage operation with a defined unit mix and room for future physical expansion.
Key Highlights
- 42 units across 2 buildings
- 100% occupied with a waiting list
- Unit mix includes four 5x10 units and thirty‑eight 10x10 units
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
$17,867
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
5.50%
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%
$357,340
$357.3K
Cap Rate 7%
$255,243
$255.2K
Cap Rate 9%
$198,522
$198.5K
Market Conditions
NOI Build-Up for 4,000 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
$22.1K $5.52/SF
− Vacancy
−$1.1K −$0.26/SF
EGI
$21.0K $5.26/SF
− OpEx
−$3.2K −$0.79/SF
NOI
$17.9K $4.47/SF
Area
Perry County, AR
Vacancy
4.80%
Lease Rate
$5.52 /SF/Yr
Expense Ratio
15.00%
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%
$357,340
Cap Rate 7%
$255,243
Cap Rate 9%
$198,522
Alternative Uses
Best Use
Self Storage
$518.4K
$453.6K – $604.8K
NOI $36,288 @ 7.0% cap · market cap 11.17%
Second Best
Warehouse
$255.2K
$223.3K – $297.8K
NOI $17,867 @ 7.0% cap · market cap 5.50%
Theoretical Best
Office A
$814.4K
$712.6K – $950.2K
NOI $57,010 @ 7.0% cap · market cap 17.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 72126, AR
3,649
Population
1,782
Households
2
Avg Household Size
44
Median Age
18%
College-Educated
94%
High-School Grad
203.3 sq mi
ZIP Area
18
Density / Sq Mi
$58,843
Median Household Income
$45,103
Median Earnings
$589
Median Rent
$130,900
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 - Two-building storage property with full occupancy, a waiting list, and cleared rear area for potential expansion subject to approvals.
Where is this self storage facility located?
The property is located at 1523 Highway 9 S Perryville, AR.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 42 units across 2 buildings; 100% occupied with a waiting list; Unit mix includes four 5x10 units and thirty‑eight 10x10 units
