Building Details

Year built 1995

Flooring type Concrete

Building materials MetalSiding

Roof type Metal

Additional Structures Storage

Listing Agency: Davenport Realty Show Phone

Listed By: Ray Davenport · License #EB00083949 Show Phone

Added: May 22 Changed: Aug 19 Last Checked: Aug 21 at 3:06PM

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MLS# 1348515

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 flex property includes a 4,288-square-foot office/house, a 50-by-90-foot insulated red iron shop, and a 2,500-square-foot insulated red iron warehouse with a loading dock. Additional improvements include a 60-by-70-foot pole barn with electric service and several powered storage buildings. Concrete flooring, metal siding, and metal roofing are among the documented property features, with original construction dating to 1995.

The property encompasses 8.84 acres and has highway frontage, an asphalt drive, and room for livestock grazing or future expansion. Site infrastructure includes three wells, multiple septic systems, city water, and three electric meters. The property is located in Tilly, Arkansas, minutes from the national forest.

Key Highlights

• 8.84‑acre commercial property with highway frontage
• 4,288‑square‑foot office/house included
• 50‑by‑90‑foot 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

$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 (±1% cap)

NOI $39,633 @ 7.0% cap · market cap 6.10%

Second Best

Flex RnD

$546.8K

$478.4K – $637.9K (±1% cap)

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

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

Property Profile

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

5

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

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

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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 - Multi-building property combines office, warehouse, shop, and storage improvements on an expansive commercial tract.

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: 8.84‑acre commercial property with highway frontage; 4,288‑square‑foot office/house included; 50‑by‑90‑foot insulated red iron shop