For Sale
$449,500
1810 Little Flock Drive, Little Flock, AR 72756
COMMERCIAL - Little Flock, AR
Property Size1,872 SF
Lot Size4.45 Acres
Price / SF$240.12
Days on Market70
Property Features for 1810 Little Flock Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Parking features
Garage, Open, Covered
Exterior features
Storage
Appliances
GasWaterHeater
Lot features
City Lot, Neighborhood
Directions
From I-49 & Hwy 62 (Hudson Rd.), east on 62 to Dixieland. North on Dixieland to Little Flock Drive. East on Little Flock Dr. to property on the south side of street.
Standard status
Active
APN
23-00230-000
Size
1,872 SF
Lot size
4.45 Acres
Taxes and HOA fees
Tax Description
PART OF THE NE 1/4 OF THE SW 1/4 AND PART OF THE NW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 20 NORTH, RANGE 30 WEST, DESCRIBED AS BEGINNING 604.20 FEET NORTH OF AND 990 FEET EAST OF THE SW CORNER OF THE NE 1/4 OF THE SW 1/4 ON THE CENTERLINE OF A P UBLI
Tax Annual Amount
499
Legal Description
PART OF THE NE 1/4 OF THE SW 1/4 AND PART OF THE NW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 20 NORTH, RANGE 30 WEST, DESCRIBED AS BEGINNING 604.20 FEET NORTH OF AND 990 FEET EAST OF THE SW CORNER OF THE NE 1/4 OF THE SW 1/4 ON THE CENTERLINE OF A P UBLI
Utilities
Sewer type
Septic Tank
Heating system
Central, Natural Gas
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1977
Flooring type
Carpet, Vinyl
Building materials
Block, Masonite, Concrete
Roof type
Shingle, Asphalt
Additional Structures
Storage
Listing Agency:
Steve Fineberg & Associates
(479) 271-4161
Listed By:
Brennan Sharpe · License #SA00084262
(479) 530-3774
Added: Jun 18
Changed: Aug 19
Last Checked: Aug 26 at 4:06PM
MLS# 1352565
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.
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
$15,247
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
3.39%
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%
$304,940
$304.9K
Cap Rate 7%
$217,814
$217.8K
Cap Rate 9%
$169,411
$169.4K
Market Conditions
NOI Build-Up for 1,872 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
$29.4K $15.72/SF
− Vacancy
−$1.7K −$0.91/SF
EGI
$27.7K $14.81/SF
− OpEx
−$12.5K −$6.66/SF
NOI
$15.2K $8.14/SF
Area
Benton County, AR
Vacancy
5.80%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
45.00%
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%
$304,940
Cap Rate 7%
$217,814
Cap Rate 9%
$169,411
Alternative Uses
Best Use
Apartment 5plus
$217.8K
$190.6K – $254.1K
NOI $15,247 @ 7.0% cap · market cap 3.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$514.4K
$450.1K – $600.2K
NOI $36,011 @ 7.0% cap · market cap 8.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Explore this area
Business Placement
Demographics for 72756, AR
41,875
Population
17,225
Households
2.4
Avg Household Size
37
Median Age
24%
College-Educated
86%
High-School Grad
129.9 sq mi
ZIP Area
322
Density / Sq Mi
$70,900
Median Household Income
$37,510
Median Earnings
$914
Median Rent
$243,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
Where is this single family property located?
The property is located at 1810 Little Flock Drive Little Flock, AR.
What is the asking price?
The asking price for this property is $449,500.
