Convenience Store Building with
For Sale
$425,000
1817 S Woodrow, Little Rock, AR 72204
Commercial / Industrial, Little Rock, AR
Property Size5,000 SF
Lot Size0.62 Acres
Price / SF$85
Days on Market305
Property Features for 1817 S Woodrow
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
50
Security features
Security System
Interior features
Display Window, Equipment (see remarks), Kitchen Area, Video Surveillance, Security System
Lot features
Level, Corner Lot
Directions
S on Woodrow. Property on left.
Subdivision
Little Rock
Standard status
Active
Size
5,000 SF
Lot size
0.62 Acres
Taxes and HOA fees
Tax Description
on file
Tax Annual Amount
1556
Legal Description
on file
Building Details
Year built
1963
Floors in Building
1
Flooring type
Concrete
Additional Structures
See Remarks
Listing Agency:
Faith Realty & Associates
(501) 425-5727
Listed By:
Deborah Drayton
(501) 425-5727
Added: Oct 22, 2025
Changed: Aug 21
Last Checked: Aug 22 at 7:06AM
MLS# 25042177
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. 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 5,000-square-foot commercial building in Little Rock was previously operated as a convenience store and deli. The interior includes a commercial kitchen, office area, display windows, concrete flooring, extensive shelving, two walk-in coolers with 17 vertical displays, and two commercial refrigerators with four vertical displays. Video surveillance and a security system are also installed.
The 0.62-acre property is surrounded by residential areas, other commercial properties, and factories. Existing interior space includes an unused area identified for expansion, providing additional room within the building’s current footprint. The property’s prior configuration and installed equipment support consideration for convenience retail, grocery and deli operations, restaurant use, or other commercial applications described for the site.
The 0.62-acre property is surrounded by residential areas, other commercial properties, and factories. Existing interior space includes an unused area identified for expansion, providing additional room within the building’s current footprint. The property’s prior configuration and installed equipment support consideration for convenience retail, grocery and deli operations, restaurant use, or other commercial applications described for the site.
Key Highlights
- 5,000‑square‑foot commercial building on 0.62 acres
- Former convenience store and deli configuration
- Two walk‑in coolers with 17 vertical displays
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
$18,792
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
4.42%
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%
$375,840
$375.8K
Cap Rate 7%
$268,457
$268.5K
Cap Rate 9%
$208,800
$208.8K
Market Conditions
NOI Build-Up for 5,000 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
$28.2K $5.64/SF
− Vacancy
−$1.4K −$0.27/SF
EGI
$26.8K $5.37/SF
− OpEx
−$8.1K −$1.61/SF
NOI
$18.8K $3.76/SF
Area
Little Rock, AR
Vacancy
4.80%
Lease Rate
$5.64 /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%
$375,840
Cap Rate 7%
$268,457
Cap Rate 9%
$208,800
Alternative Uses
Best Use
Specialty Retail
$858.1K
$750.8K – $1.00M
NOI $60,066 @ 7.0% cap · market cap 14.13%
Second Best
Retail
$800.9K
$700.8K – $934.4K
NOI $56,062 @ 7.0% cap · market cap 13.19%
Theoretical Best
Office A
$908.3K
$794.8K – $1.06M
NOI $63,581 @ 7.0% cap · market cap 14.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
396
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72204, AR
31,564
Population
14,570
Households
2.2
Avg Household Size
37
Median Age
22%
College-Educated
89%
High-School Grad
15.2 sq mi
ZIP Area
2,077
Density / Sq Mi
$39,088
Median Household Income
$29,733
Median Earnings
$1,016
Median Rent
$117,600
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?
Grocery and convenience store - Existing refrigeration, display fixtures, shelving, and food-service improvements support a flexible retail layout.
Where is this grocery and convenience store located?
The property is located at 1817 S Woodrow Little Rock, AR.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 5,000‑square‑foot commercial building on 0.62 acres; Former convenience store and deli configuration; Two walk‑in coolers with 17 vertical displays
