40-Unit Self Storage
For Sale
$275,000
18688 Hwy 127, Garfield, AR 72732
Vacant drive-up storage property with recent exterior painting, gravel work, and site cleanup.
Property Size3,750 SF
Price / SF$73.33
Days on Market15
Property Features for 18688 Hwy 127
General Information
Standard status
Active
Size
3,750 SF
Property Condition
Severity
Repairs Needed
Evidence
some updates remain
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Self-Storage Units
40
Building Details
Year Built
2003
Listing Agency:
Vesta Boutique Realty
(479) 263-0457
Listed By:
Kailee Mathews · License #81262
Source:
Thesummithometeam
Added: Aug 17
Changed: Aug 29
Last Checked: Aug 30 at 6:55PM
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 Vesta Boutique Realty
Investment Insights
Based on property information with market context.
This self storage facility includes 40 units within a 3,750-square-foot property built in 2003. Each unit offers drive-up access, and the property is currently vacant with no leases or tenants in place. Recent work includes exterior painting, added gravel, and general cleanup, while additional updates remain for a new owner to complete.
The property is located at 18688 Hwy 127 in Garfield, Arkansas, with direct frontage on Highway 127 and access to Highway 62. Electric service is available on site but has not been activated. The site also includes additional room for future improvements or expansion.
The property is located at 18688 Hwy 127 in Garfield, Arkansas, with direct frontage on Highway 127 and access to Highway 62. Electric service is available on site but has not been activated. The site also includes additional room for future improvements or expansion.
Key Highlights
- 40‑unit self storage facility with drive‑up access to each unit
- 3,750‑square‑foot property built in 2003
- Vacant asset with no existing tenants or leases
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
$17,136
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
6.23%
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%
$342,720
$342.7K
Cap Rate 7%
$244,800
$244.8K
Cap Rate 9%
$190,400
$190.4K
Market Conditions
NOI Build-Up for 3,750 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
$22.5K $6.00/SF
− Vacancy
−$2.3K −$0.62/SF
EGI
$20.2K $5.38/SF
− OpEx
−$3.0K −$0.81/SF
NOI
$17.1K $4.57/SF
Area
Benton County, AR
Vacancy
10.40%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
15.00%
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%
$342,720
Cap Rate 7%
$244,800
Cap Rate 9%
$190,400
Alternative Uses
Best Use
Self Storage
$414.0K
$362.3K – $483.0K
NOI $28,980 @ 7.0% cap · market cap 10.54%
Second Best
Warehouse
$244.8K
$214.2K – $285.6K
NOI $17,136 @ 7.0% cap · market cap 6.23%
Theoretical Best
Office A
$1.03M
$901.7K – $1.20M
NOI $72,137 @ 7.0% cap · market cap 26.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Explore this area
Business Placement
Demographics for 72732, AR
4,990
Population
2,834
Households
1.8
Avg Household Size
46
Median Age
24%
College-Educated
89%
High-School Grad
86.9 sq mi
ZIP Area
57
Density / Sq Mi
$68,548
Median Household Income
$38,788
Median Earnings
$955
Median Rent
$236,600
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Vacant drive-up storage property with recent exterior painting, gravel work, and site cleanup.
Where is this self storage facility located?
The property is located at 18688 Hwy 127 Garfield, AR.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 40‑unit self storage facility with drive‑up access to each unit; 3,750‑square‑foot property built in 2003; Vacant asset with no existing tenants or leases
