Multi-Structure Flex
For Sale
$650,000
158 Ragon Rd, Tilly, AR 72679
Multiple powered buildings support office, warehouse, shop, and storage uses.
Property Size4,500 SF
Price / SF$144.44
Days on Market31
Property Features for 158 Ragon Rd
General Information
Standard status
Active
Size
4,500 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Warehouse Space
2,500 SF
Building Details
Year Built
1995
Listing Agency:
Davenport Realty
(870) 449-5263
Listed By:
Ray Davenport · License #EB00083949
Source:
Pcsingtolittlerock
Added: Aug 1
Changed: Aug 29
Last Checked: Aug 30 at 8:28PM
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 Davenport Realty
Investment Insights
Based on property information with market context.
This flex property combines an office/house with several functional outbuildings across a large acreage setting. Improvements include a 4,288 square foot office/house, a 50-by-90 insulated red iron shop, a 2,500 square foot insulated red iron warehouse with loading dock, and a 60-by-70 pole barn with electric. Additional storage buildings also have power, providing a broad mix of enclosed and covered space.
The property includes highway frontage, an asphalt drive, three wells, multiple septic systems, city water, and three electric meters. The 1995 improvements sit on over 8 acres, with room for livestock grazing or future expansion. The location is described as minutes from the national forest.
The property includes highway frontage, an asphalt drive, three wells, multiple septic systems, city water, and three electric meters. The 1995 improvements sit on over 8 acres, with room for livestock grazing or future expansion. The location is described as minutes from the national forest.
Key Highlights
- 4,288 sqft office/house included
- 50X90 insulated red iron shop
- 2500 Sqft insulated red iron warehouse with loading dock
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
$39,633
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
6.10%
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%
$792,660
$792.7K
Cap Rate 7%
$566,186
$566.2K
Cap Rate 9%
$440,367
$440.4K
Market Conditions
NOI Build-Up for 4,500 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
$56.7K $12.60/SF
− Vacancy
−$3.9K −$0.86/SF
EGI
$52.8K $11.74/SF
− OpEx
−$13.2K −$2.94/SF
NOI
$39.6K $8.81/SF
Area
Pope County, AR
Vacancy
6.80%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
25.00%
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%
$792,660
Cap Rate 7%
$566,186
Cap Rate 9%
$440,367
Alternative Uses
Best Use
Office B
$566.2K
$495.4K – $660.6K
NOI $39,633 @ 7.0% cap · market cap 6.10%
Second Best
Flex RnD
$546.8K
$478.4K – $637.9K
NOI $38,274 @ 7.0% cap · market cap 5.89%
Theoretical Best
Office A
$719.0K
$629.1K – $838.8K
NOI $50,328 @ 7.0% cap · market cap 7.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72679, AR
83
Population
97
Households
0.9
Avg Household Size
50
Median Age
24%
College-Educated
100%
High-School Grad
17.9 sq mi
ZIP Area
5
Density / Sq Mi
$51,181
Median Household Income
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Multiple powered buildings support office, warehouse, shop, and storage uses.
Where is this flex space located?
The property is located at 158 Ragon Rd Tilly, AR.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 4,288 sqft office/house included; 50X90 insulated red iron shop; 2500 Sqft insulated red iron warehouse with loading dock
