Restaurant Building with
New
For Sale
$650,000
1611 N 7th ST, Van Buren, AR 72956
Commercial, Van Buren, AR
Property Size2,157 SF
Lot Size0.68 Acres
Price / SF$301.34
Days on Market1
Property Features for 1611 N 7th ST
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking
19
Directions
From I-40, take exit 5 and turn left on Fayetteville Road. Go 0.2 miles and turn left on N. Plaza Drive. Property is on the right. Corner of N. Plaza Drive and N. 7th Street.
Standard status
Active
APN
700-04769-008-C
Size
2,157 SF
Lot size
0.68 Acres
Taxes and HOA fees
Tax Description
REPLAT & DEED FILED 5/18/2000 PLAT 2000/1
Tax Annual Amount
4601
Legal Description
REPLAT & DEED FILED 5/18/2000 PLAT 2000/1
Utilities
Heating system
Natural Gas, Central
Cooling system
Electric, Central Air
Amenities
double window drive thru
mens/womens restrooms
Building Details
Year built
2000
Flooring type
Tile - Ceramic
Listing Agency:
Jim White Realty
(479) 632-3000
Listed By:
Chaney Brewer · License #EB00071467
(479) 719-6874
Added: Sep 8
Last Checked: Sep 8 at 5:06PM
MLS# 1091670
Copyright © 2026 Western River Valley 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 2,157-square-foot restaurant building sits on 0.68 acres and was constructed in 2000. The improvements include a double-window drive-through, separate men’s and women’s restrooms, ceramic tile flooring, natural gas and central heating, and electric central air conditioning. The property includes a 19-space parking lot, while the operating business is excluded from the sale.
Located just off I-40 in Van Buren, the building is occupied by Geno's Pizza under a lease with 2 years remaining. The current owner pays taxes and insurance. Commercial zoning supports the property’s existing restaurant use, with the sale limited to the real estate improvements.
Located just off I-40 in Van Buren, the building is occupied by Geno's Pizza under a lease with 2 years remaining. The current owner pays taxes and insurance. Commercial zoning supports the property’s existing restaurant use, with the sale limited to the real estate improvements.
Key Highlights
- 2,157‑square‑foot restaurant building on 0.68 acres
- Built in 2000 with 19 parking spaces
- Double‑window drive‑through and separate men’s and women’s restrooms
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
$22,786
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
3.51%
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%
$455,720
$455.7K
Cap Rate 7%
$325,514
$325.5K
Cap Rate 9%
$253,178
$253.2K
Market Conditions
NOI Build-Up for 2,157 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
$32.4K $15.00/SF
− Vacancy
−$2.0K −$0.92/SF
EGI
$30.4K $14.09/SF
− OpEx
−$7.6K −$3.52/SF
NOI
$22.8K $10.56/SF
Area
Crawford County, AR
Vacancy
6.10%
Lease Rate
$15.00 /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%
$455,720
Cap Rate 7%
$325,514
Cap Rate 9%
$253,178
Alternative Uses
Best Use
Specialty Retail
$325.5K
$284.8K – $379.8K
NOI $22,786 @ 7.0% cap · market cap 3.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$413.6K
$361.9K – $482.5K
NOI $28,949 @ 7.0% cap · market cap 4.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
444
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72956, AR
33,870
Population
14,119
Households
2.4
Avg Household Size
39
Median Age
19%
College-Educated
87%
High-School Grad
103.8 sq mi
ZIP Area
326
Density / Sq Mi
$60,387
Median Household Income
$33,894
Median Earnings
$825
Median Rent
$177,100
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Commercial-zoned restaurant building with an existing tenant, drive-through service window, and on-site parking.
Where is this conventional restaurant located?
The property is located at 1611 N 7th ST Van Buren, 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: 2,157‑square‑foot restaurant building on 0.68 acres; Built in 2000 with 19 parking spaces; Double‑window drive‑through and separate men’s and women’s restrooms
