Multi-Building Flex Space
For Sale
$650,000
158 RAGON ROAD, Tilly, AR 72679
COMMERCIAL - Tilly, AR
Property Size4,288 SF
Lot Size8.84 Acres
Price / SF$151.59
Days on Market92
Property Features for 158 RAGON ROAD
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C-1
Security features
Security Lighting
Interior features
Extra Storage, Prvate Bathrooms
Exterior features
Parking/10+ Spaces, Parking/25+ Spaces, Lighting/Security, Storage, Country View, Barndominium
Standard status
Active
APN
095-00015-001C
Lot size
8.84 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Pt NE NW STR 5-12-17
Tax Annual Amount
2730
Legal Description
Pt NE NW STR 5-12-17
Utilities
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Private
Building Details
Year built
1995
Roof type
Metal
Additional Structures
Storage
Listing Agency:
DAVENPORT REALTY
(870) 449-5263
Listed By:
Ray Davenport · License #EB00083949
(870) 449-5263
Added: May 22
Changed: Aug 4
Last Checked: Aug 21 at 3:06PM
MLS# 134253
Copyright © 2026 North Central Board of Realtors. 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 at 158 Ragon Road combines several functional improvements across an 8.84-acre site. The improvements include a 4,288 sqft office/house, a 50X90 insulated red iron shop, a 2500 Sqft insulated red iron warehouse with loading dock, and a 60X70 pole barn with electric. Additional storage buildings with power provide further enclosed utility space. The property also includes private bathrooms, extra storage, central heating and cooling, metal roofing, and an asphalt drive.
Infrastructure includes 3 wells, multiple septic systems, city water, and 3 electric meters. Highway frontage supports direct roadside access, while the surrounding acreage provides room for livestock grazing or future expansion. The property is located in Tilly, Arkansas, minutes from the national forest.
Infrastructure includes 3 wells, multiple septic systems, city water, and 3 electric meters. Highway frontage supports direct roadside access, while the surrounding acreage provides room for livestock grazing or future expansion. The property is located in Tilly, Arkansas, minutes from the national forest.
Key Highlights
- 8.84‑acre flex property with multiple commercial and agricultural‑use improvements
- 4,288 sqft office/house with private bathrooms and extra storage
- 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
$37,766
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
5.81%
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%
$755,320
$755.3K
Cap Rate 7%
$539,514
$539.5K
Cap Rate 9%
$419,622
$419.6K
Market Conditions
NOI Build-Up for 4,288 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
$54.0K $12.60/SF
− Vacancy
−$3.7K −$0.86/SF
EGI
$50.4K $11.74/SF
− OpEx
−$12.6K −$2.94/SF
NOI
$37.8K $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%
$755,320
Cap Rate 7%
$539,514
Cap Rate 9%
$419,622
Alternative Uses
Best Use
Office B
$539.5K
$472.1K – $629.4K
NOI $37,766 @ 7.0% cap · market cap 5.81%
Second Best
Flex RnD
$521.0K
$455.9K – $607.9K
NOI $36,471 @ 7.0% cap · market cap 5.61%
Theoretical Best
Office A
$685.1K
$599.5K – $799.3K
NOI $47,957 @ 7.0% cap · market cap 7.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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 - Versatile commercial property with office, shop, warehouse, storage, and agricultural-use improvements.
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 flex property with multiple commercial and agricultural‑use improvements; 4,288 sqft office/house with private bathrooms and extra storage; 50X90 insulated red iron shop
