Equipped Spa and Wellness
For Sale
$187,000
1710 Main Street, North Little Rock, AR 72114
Salon layout includes plumbing, a private dryer room, client waiting area, and staff break room.
Property Size1,351 SF
Days on Market183
Property Features for 1710 Main Street
General Information
Standard status
Active
Size
1,351 SF
Total Parking Spaces
12
Property subtype
Commercial
Amenities
three stylist stations
dedicated shampoo area
private dryer room
client waiting area
staff break room
Building Details
Building Size
1,351 SF
Year Built
1939
Stories
2
Listing Agency:
Mid South Realty
(501) 541-0055
Listed By:
Takeia Johnson
(501) 541-0055
Source:
Proeliterealty
Added: Feb 18
Changed: Aug 15
Last Checked: Aug 19 at 3:03PM
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 Mid South Realty
Investment Insights
Based on property information with market context.
This spa and wellness property at 1710 Main Street in North Little Rock is configured as a barber and beauty salon with an established service-oriented layout. The interior includes three stylist stations, a dedicated shampoo area with plumbing in place, a separate dryer room, client waiting space, and a staff break room. The building dates to 1939.
The property is located minutes from the Argenta Arts District, placing the salon within an established North Little Rock commercial setting. Its existing improvements provide a practical foundation for continued salon operations or a related wellness use, subject to applicable requirements.
The property is located minutes from the Argenta Arts District, placing the salon within an established North Little Rock commercial setting. Its existing improvements provide a practical foundation for continued salon operations or a related wellness use, subject to applicable requirements.
Key Highlights
- Three stylist stations included
- Dedicated shampoo area with plumbing in place
- Private dryer room
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
$12,468
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
6.67%
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%
$249,360
$249.4K
Cap Rate 7%
$178,114
$178.1K
Cap Rate 9%
$138,533
$138.5K
Market Conditions
NOI Build-Up for 1,351 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
$19.0K $14.04/SF
− Vacancy
−$1.2K −$0.86/SF
EGI
$17.8K $13.18/SF
− OpEx
−$5.3K −$3.96/SF
NOI
$12.5K $9.23/SF
Area
Pulaski County, AR
Vacancy
6.10%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
30.00%
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%
$249,360
Cap Rate 7%
$178,114
Cap Rate 9%
$138,533
Alternative Uses
Best Use
Retail
$178.1K
$155.9K – $207.8K
NOI $12,468 @ 7.0% cap · market cap 6.67%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$257.7K
$225.5K – $300.7K
NOI $18,039 @ 7.0% cap · market cap 9.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
297
Businesses Nearby
3k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 63%
Home Improvements & Furnishings 37%
Ferguson
Home Improvements & Furnishings
1,066 visits/mo
0.1 miles
Valero Energy
Shops & Services
914 visits/mo
0.4 miles
American Tire Distributors
Shops & Services
912 visits/mo
0.2 miles
Demographics for 72114, AR
10,957
Population
6,733
Households
1.6
Avg Household Size
38
Median Age
19%
College-Educated
84%
High-School Grad
7.7 sq mi
ZIP Area
1,423
Density / Sq Mi
$28,594
Median Household Income
$27,564
Median Earnings
$781
Median Rent
$87,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Spa & wellness property - Salon layout includes plumbing, a private dryer room, client waiting area, and staff break room.
Where is this spa & wellness property located?
The property is located at 1710 Main Street North Little Rock, AR.
What is the asking price?
The asking price for this property is $187,000.
What are key features of this property?
This property features: Three stylist stations included; Dedicated shampoo area with plumbing in place; Private dryer room
