Commercial Land at Hard
For Sale
$375,000
203 S Arkansas Ave, Russellville, AR 72801
White-box property positioned near downtown Russellville and beside the recently renovated Innovation hub.
Property Size1,684 SF
Days on Market376
Property Features for 203 S Arkansas Ave
General Information
Standard status
Active
Size
1,684 SF
Total Parking Spaces
10
Property subtype
Commercial
Building Details
Building Size
1,684 SF
Year Built
1987
Stories
1
Listing Agency:
River Valley Realty, Inc.
(479) 264-1195
Listed By:
Chris Abington · License #PB00051512
(479) 264-1195
Source:
Proeliterealty
Added: Aug 2, 2025
Changed: Aug 3
Last Checked: Aug 11 at 1:30PM
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 River Valley Realty, Inc.
Investment Insights
Based on property information with market context.
This commercial land offering includes a property at 203 S Arkansas Ave that has been stripped to white-box condition. The existing improvements date to 1987, and the site is positioned for redevelopment based on its current condition.
The property occupies a hard corner near downtown Russellville, with walkability to the growing downtown area. It is adjacent to the recently renovated Innovation hub. A survey is on file, along with documentation confirming tank removal and closure.
The property occupies a hard corner near downtown Russellville, with walkability to the growing downtown area. It is adjacent to the recently renovated Innovation hub. A survey is on file, along with documentation confirming tank removal and closure.
Key Highlights
- Hard‑corner commercial property at 203 S Arkansas Ave, Russellville, AR 72801
- White‑box condition supports redevelopment planning
- Walkable to downtown Russellville
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
$15,194
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
4.05%
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%
$303,880
$303.9K
Cap Rate 7%
$217,057
$217.1K
Cap Rate 9%
$168,822
$168.8K
Market Conditions
NOI Build-Up for 1,684 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
$23.2K $13.80/SF
− Vacancy
−$1.5K −$0.91/SF
EGI
$21.7K $12.89/SF
− OpEx
−$6.5K −$3.87/SF
NOI
$15.2K $9.02/SF
Area
Pope County, AR
Vacancy
6.60%
Lease Rate
$13.80 /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%
$303,880
Cap Rate 7%
$217,057
Cap Rate 9%
$168,822
Alternative Uses
Best Use
Retail
$217.1K
$189.9K – $253.2K
NOI $15,194 @ 7.0% cap · market cap 4.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$269.1K
$235.4K – $313.9K
NOI $18,834 @ 7.0% cap · market cap 5.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,126
Businesses Nearby
81k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 52%
Dining 45%
Home Improvements & Furnishings 2%
Russellville #1
Shops & Services
20,504 visits/mo
0.2 miles
Taco Villa
Dining
9,386 visits/mo
0.3 miles
Dollar General
Shops & Services
9,066 visits/mo
0.3 miles
The UPS Store
Shops & Services
7,173 visits/mo
0.4 miles
Shipley Do-Nuts
Dining
6,047 visits/mo
0.4 miles
Demographics for 72801, AR
18,510
Population
7,530
Households
2.5
Avg Household Size
29
Median Age
26%
College-Educated
82%
High-School Grad
8.0 sq mi
ZIP Area
2,314
Density / Sq Mi
$42,363
Median Household Income
$22,473
Median Earnings
$837
Median Rent
$153,900
Median Home Value
Market
Vacancy Rate% for Retail 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?
Commercial land - White-box property positioned near downtown Russellville and beside the recently renovated Innovation hub.
Where is this commercial land located?
The property is located at 203 S Arkansas Ave Russellville, AR.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Hard‑corner commercial property at 203 S Arkansas Ave, Russellville, AR 72801; White‑box condition supports redevelopment planning; Walkable to downtown Russellville
