40-Unit Drive-Up Storage
For Sale
$275,000
18688 Hwy 127, Garfield, AR 72732
CommercialSale, Garfield, AR
Property Size3,750 SF
Lot Size4.01 Acres
Price / SF$73.33
Days on Market50
Property Features for 18688 Hwy 127
General Information
Property type
Commercial Sale
Property subtype
Other
Exterior features
Storage
Lot features
City Lot, Rural Lot, Wooded
Directions
From I-49, take Exit 86 for US-62 E toward Rogers. Continue east on US-62 through Rogers and toward Garfield for approximately 17 miles. In Garfield, turn right onto Hwy 127 and continue approximately 2.5 miles. The property at 18688 Hwy 127 will be on the left, across from the elementary school.
Standard status
Active
APN
09-00097-025
Size
3,750 SF
Lot size
4.01 Acres
Taxes and HOA fees
Tax Description
In Listing Office
Tax Annual Amount
1658
Legal Description
In Listing Office
Building Details
Year built
2003
Flooring type
Vinyl
Building materials
MetalSiding
Roof type
Metal
Additional Structures
Storage
Listing Agency:
Vesta Boutique Realty
Listed By:
Kailee Mathews · License #PB00081262
(479) 263-0457
Added: Aug 16
Changed: Sep 7
Last Checked: Oct 4 at 7:06PM
MLS# 1359045
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.
Investment Insights
Based on property information with market context.
This 40-unit self-storage facility contains 3,750 square feet of storage space on 4.01 acres. Each unit offers drive-up access, and the property is currently vacant with no tenants or leases in place. The improvements include metal siding, a metal roof, and vinyl flooring, with construction dating to 2003.
Recent site work includes fresh exterior paint, new gravel, and general cleanup. Electric service is available on site but has not been activated by the current ownership. The property fronts Highway 127 at 18688 Hwy 127 in Garfield, with access to Highway 62 and nearby residential areas. Additional room is available for future improvements or expansion.
Recent site work includes fresh exterior paint, new gravel, and general cleanup. Electric service is available on site but has not been activated by the current ownership. The property fronts Highway 127 at 18688 Hwy 127 in Garfield, with access to Highway 62 and nearby residential areas. Additional room is available for future improvements or expansion.
Key Highlights
- 40‑unit self‑storage facility
- 3,750 square feet on 4.01 acres
- Drive‑up access at every unit
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
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 storage facility with drive-up access to every unit and room for future improvements.
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; 3,750 square feet on 4.01 acres; Drive‑up access at every unit
