Building Details

Building Size 4,500 SF

Year Built 1995

Stories 1

Listing Agency: Davenport Realty r**@davenportrealtyar.com Show Phone

Listed By: Ray Davenport · License #EB00083949 Show Phone

Source: Proeliterealty

Added: May 22 Changed: Aug 15 Last Checked: Aug 19 at 1:57PM

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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-style property combines office and warehouse improvements across multiple buildings. There is a 4,288-sf office/house, a 50x90 insulated red iron shop, a 2,500-sf insulated red iron warehouse with a loading dock, and a 60x70 pole barn with electric. The site also includes several storage buildings with power, giving flexibility for light commercial use, storage, and mixed operations. The seller notes there are no restrictions.

The property offers highway frontage and is served by city water, with 3 wells and multiple septic systems. There are 3 electric meters, with an asphalt drive providing on-site access and circulation. The property sits on over 8 acres with room to graze livestock or expand, and it is located just minutes from the national forest.

Key Highlights

• 4,288‑sqft office/house built in 1995 plus multiple outbuildings
• 2,500‑sqft insulated warehouse with loading dock
• 50x90 insulated red iron shop

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

$38,274

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

5.89%

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%

$765,480 $765.5K

Cap Rate 7%

$546,771 $546.8K

Cap Rate 9%

$425,267 $425.3K

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

$63.2K $14.04/SF

− Vacancy

−$4.3K −$0.95/SF

EGI

$58.9K $13.09/SF

− OpEx

−$20.6K −$4.58/SF

NOI

$38.3K $8.51/SF

Area

Pope County, AR

Vacancy

6.80%

Lease Rate

$14.04 /SF/Yr

Expense Ratio

35.00%

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%

$765,480

Cap Rate 7%

$546,771

Cap Rate 9%

$425,267

Alternative Uses

Best Use

Flex RnD

$546.8K

$478.4K – $637.9K (±1% cap)

NOI $38,274 @ 7.0% cap · market cap 5.89%

Second Best

Warehouse

$293.8K

$257.0K – $342.7K (±1% cap)

NOI $20,563 @ 7.0% cap · market cap 3.16%

Theoretical Best

Office A

$719.0K

$629.1K – $838.8K (±1% cap)

NOI $50,328 @ 7.0% cap · market cap 7.74%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Flex space

Suggested Use

Top Pick Grocery & Convenience Store Food Market

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

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 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 flex space located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Flex space - Includes a 2,500-sf insulated warehouse with loading dock plus additional insulated shop, pole barn, and powered storage buildings.

Where is this flex space located?

The property is located at 158 Ragon Road 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 built in 1995 plus multiple outbuildings; 2,500‑sqft insulated warehouse with loading dock; 50x90 insulated red iron shop