Mixed-Use Property with RO
For Sale
$1,800,000
1716 W Holly St, Fayetteville, AR 72703
RO zoning supports professional offices, service businesses, or residential use.
Property Size8,218 SF
Price / SF$219.03
Days on Market20
Property Features for 1716 W Holly St
General Information
Standard status
Active
Size
8,218 SF
Property subtype
Multi-Family
Zoning
RO
Additional Details
Opportunity Zone
Yes
Building Details
Year Built
1990
Listing Agency:
Mason Capital Group Real Estate Investment & Trust
(479) 925-3333
Listed By:
Cameron Torabi · License #PB00056565
Source:
Thesummithometeam
Added: Aug 13
Changed: Aug 29
Last Checked: Aug 30 at 8:12PM
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 Mason Capital Group Real Estate Investment & Trust
Investment Insights
Based on property information with market context.
This mixed-use property at 1716 W Holly St. carries Residential Office zoning, supporting a range of professional office, service business, and residential applications. The building dates to 1990 and is positioned for consideration by an owner-user, investor, or operator seeking multiple use options within one property.
The site is located in Fayetteville’s Economic Opportunity Zone, a designation associated with potential federal and state tax incentives intended to encourage investment and development. The University of Arkansas is nearby, placing the property within a growing Fayetteville corridor.
The site is located in Fayetteville’s Economic Opportunity Zone, a designation associated with potential federal and state tax incentives intended to encourage investment and development. The University of Arkansas is nearby, placing the property within a growing Fayetteville corridor.
Key Highlights
- Residential Office (RO) zoning allows professional offices, service businesses, or residential use
- Located within Fayetteville’s Economic Opportunity Zone
- Potential federal and state tax incentives associated with EOZ designation
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
$57,197
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
3.18%
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%
$1,143,940
$1.1M
Cap Rate 7%
$817,100
$817.1K
Cap Rate 9%
$635,522
$635.5K
Market Conditions
NOI Build-Up for 8,218 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
$98.6K $12.00/SF
− Vacancy
−$7.1K −$0.86/SF
EGI
$91.5K $11.14/SF
− OpEx
−$34.3K −$4.18/SF
NOI
$57.2K $6.96/SF
Area
Washington County, AR
Vacancy
7.20%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,143,940
Cap Rate 7%
$817,100
Cap Rate 9%
$635,522
Alternative Uses
Best Use
Mixed Use
$817.1K
$715.0K – $953.3K
NOI $57,197 @ 7.0% cap · market cap 3.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.21M
$1.93M – $2.57M
NOI $154,409 @ 7.0% cap · market cap 8.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
269
Businesses Nearby
Explore this area
Business Placement
Demographics for 72703, AR
33,767
Population
17,202
Households
2
Avg Household Size
33
Median Age
49%
College-Educated
96%
High-School Grad
40.2 sq mi
ZIP Area
840
Density / Sq Mi
$60,232
Median Household Income
$39,190
Median Earnings
$958
Median Rent
$341,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - RO zoning supports professional offices, service businesses, or residential use.
Where is this mixed-use property located?
The property is located at 1716 W Holly St Fayetteville, AR.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Residential Office (RO) zoning allows professional offices, service businesses, or residential use; Located within Fayetteville’s Economic Opportunity Zone; Potential federal and state tax incentives associated with EOZ designation
