Updated Day Care
For Sale
$165,000
1824 W 64 HWY, Mulberry, AR 72947
Commercial, Mulberry, AR
Property Size1,500 SF
Lot Size1.68 Acres
Price / SF$110
Days on Market304
Property Features for 1824 W 64 HWY
General Information
Property type
Commercial Sale
Property subtype
Office
Directions
I-40 to Mulberry/Dyer Exit 20, Turn right and go to Hwy. 64. Turn left and go east toward Mulberry appx. 2 miles and property is on the corner of Old Graphic Rd. and Hwy. 64
Standard status
Active
APN
760-01167-001-C
Size
1,500 SF
Lot size
1.68 Acres
Taxes and HOA fees
Tax Description
Part of SE,NE 28-10-29
Legal Description
Part of SE,NE 28-10-29
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Amenities
kitchen area
fenced play area
Building Details
Year built
1994
Flooring type
Concrete
Roof type
Metal
Listing Agency:
Pat Satterfield Realtors
(479) 632-4040
Listed By:
Dianne Schneider · License #EB00050690
(479) 461-6455
Added: Oct 21, 2025
Changed: Aug 19
Last Checked: Aug 20 at 7:06AM
MLS# 1084731
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 1,500-square-foot commercial building was constructed in 1994 and recently updated. The interior includes several rooms, a kitchen with appliances, an office, and three restrooms. Central heating and central air conditioning provide building systems supported by electric service, while concrete flooring and a metal roof add durable physical features.
The property encompasses 1.68 acres, providing land beyond the existing building. A fenced play area is included, and the site layout leaves room for additional improvements or parking. The former day-care configuration may also support office or retail use, subject to applicable requirements.
The property encompasses 1.68 acres, providing land beyond the existing building. A fenced play area is included, and the site layout leaves room for additional improvements or parking. The former day-care configuration may also support office or retail use, subject to applicable requirements.
Key Highlights
- 1,500‑square‑foot building on 1.68 acres
- Recently updated commercial building constructed in 1994
- Several rooms, kitchen with appliances, and dedicated office
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
$15,098
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
9.15%
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%
$301,960
$302.0K
Cap Rate 7%
$215,686
$215.7K
Cap Rate 9%
$167,756
$167.8K
Market Conditions
NOI Build-Up for 1,500 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
$21.6K $14.40/SF
− Vacancy
−$1.5K −$0.98/SF
EGI
$20.1K $13.42/SF
− OpEx
−$5.0K −$3.36/SF
NOI
$15.1K $10.07/SF
Area
Crawford County, AR
Vacancy
6.80%
Lease Rate
$14.40 /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%
$301,960
Cap Rate 7%
$215,686
Cap Rate 9%
$167,756
Alternative Uses
Best Use
Office B
$215.7K
$188.7K – $251.6K
NOI $15,098 @ 7.0% cap · market cap 9.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$287.6K
$251.6K – $335.5K
NOI $20,131 @ 7.0% cap · market cap 12.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72947, AR
3,973
Population
1,870
Households
2.1
Avg Household Size
45
Median Age
15%
College-Educated
83%
High-School Grad
114.1 sq mi
ZIP Area
35
Density / Sq Mi
$55,091
Median Household Income
$36,257
Median Earnings
$667
Median Rent
$151,800
Median Home Value
Market
Vacancy Rate% for Office 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?
Day care center - Former child-care facility with multiple rooms, kitchen equipment, three restrooms, office space, and a fenced outdoor play area.
Where is this day care center located?
The property is located at 1824 W 64 HWY Mulberry, AR.
What is the asking price?
The asking price for this property is $165,000.
What are key features of this property?
This property features: 1,500‑square‑foot building on 1.68 acres; Recently updated commercial building constructed in 1994; Several rooms, kitchen with appliances, and dedicated office
