Hard-Corner Commercial
For Sale
$375,000
203 S Arkansas Avenue, Russellville, AR 72801
CommercialSale, Russellville, AR
Property Size1,684 SF
Lot Size0.37 Acres
Price / SF$222.68
Days on Market408
Property Features for 203 S Arkansas Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Central Business District, City Lot
Directions
From I 40 take Exit 81 (Arkansas Ave) drive approx 2.2 miles property is on the left past the courthouse
Standard status
Active
APN
758-00217-000C
Size
1,684 SF
Lot size
0.37 Acres
Taxes and HOA fees
Tax Description
LOTS 7 & 8 W 15FT X 6 BLK CITY OF RUSSELLVILLE
Tax Annual Amount
2089
Legal Description
LOTS 7 & 8 W 15FT X 6 BLK CITY OF RUSSELLVILLE
Building Details
Year built
1987
Listing Agency:
River Valley Realty, Inc
(479) 968-6260
Listed By:
Chris Abington · License #PB00051512
(479) 264-1195
Added: Aug 2, 2025
Changed: Sep 7
Last Checked: Sep 13 at 8:06PM
MLS# 1316778
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 commercial land offering includes a 0.3686-acre site with a 1,684-square-foot structure built in 1987. The building has been stripped to white-box condition, providing a starting point for redevelopment. Survey materials and tank removal and closure documentation are available.
The property occupies a hard corner near downtown Russellville and is adjacent to the recently renovated Innovation hub. Its 203 S Arkansas Avenue address places the site within the 72801 postal area of Pope County, Arkansas.
The property occupies a hard corner near downtown Russellville and is adjacent to the recently renovated Innovation hub. Its 203 S Arkansas Avenue address places the site within the 72801 postal area of Pope County, Arkansas.
Key Highlights
- 0.3686‑acre commercial land site
- 1,684‑square‑foot structure built in 1987
- Stripped to white‑box condition for redevelopment
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
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Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Redevelopment site with a white-box structure near downtown Russellville and the Innovation hub.
Where is this commercial land located?
The property is located at 203 S Arkansas Avenue 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: 0.3686‑acre commercial land site; 1,684‑square‑foot structure built in 1987; Stripped to white‑box condition for redevelopment
