Convenience Store
New
For Sale
$279,900
204 NE 1st Ave, Gravette, AR 72736
The property includes an EPA clearance letter and an approximately 80% complete food-truck parking layout.
Property Size1,669 SF
Price / SF$167.71
Days on Market2
Property Features for 204 NE 1st Ave
General Information
Standard status
Active
Size
1,669 SF
Additional Details
Traffic Count
9,683 vehicles/day
Building Details
Year Built
1980
Listing Agency:
Equity Partners Realty
Listed By:
Vernon Schmiegelow · License #SA00016685
(479) 750-9500
Source:
Thebesthomeprice
Added: Sep 11
Last Checked: Sep 12 at 12:48PM
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 Equity Partners Realty
Investment Insights
Based on property information with market context.
This 1,669-square-foot commercial building was constructed in 1980 and originally operated as a convenience store. The former fuel tanks have been removed, and an EPA clearance letter is included with the property. An ice machine conveys with the sale, while the area behind the building is approximately 80% complete for food-truck parking.
The property is located at 204 NE 1st Ave in Gravette, Arkansas. A 2023 traffic count records 9683 vehicles daily on the road serving the site, providing measurable exposure for the existing building and its partially completed rear parking layout.
The property is located at 204 NE 1st Ave in Gravette, Arkansas. A 2023 traffic count records 9683 vehicles daily on the road serving the site, providing measurable exposure for the existing building and its partially completed rear parking layout.
Key Highlights
- 1,669‑square‑foot building constructed in 1980
- Former fuel tanks removed; EPA clearance letter included
- Approximately 80% complete layout for food‑truck parking behind the building
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
$22,447
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
8.02%
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%
$448,940
$448.9K
Cap Rate 7%
$320,671
$320.7K
Cap Rate 9%
$249,411
$249.4K
Market Conditions
NOI Build-Up for 1,669 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
$32.0K $19.20/SF
− Vacancy
−$2.1K −$1.27/SF
EGI
$29.9K $17.93/SF
− OpEx
−$7.5K −$4.48/SF
NOI
$22.4K $13.45/SF
Area
Benton County, AR
Vacancy
6.60%
Lease Rate
$19.20 /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%
$448,940
Cap Rate 7%
$320,671
Cap Rate 9%
$249,411
Alternative Uses
Best Use
Specialty Retail
$320.7K
$280.6K – $374.1K
NOI $22,447 @ 7.0% cap · market cap 8.02%
Second Best
Retail
$271.2K
$237.3K – $316.5K
NOI $18,987 @ 7.0% cap · market cap 6.78%
Theoretical Best
Office A
$458.7K
$401.3K – $535.1K
NOI $32,106 @ 7.0% cap · market cap 11.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
9,683 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
237
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 72736, AR
7,046
Population
2,682
Households
2.6
Avg Household Size
38
Median Age
24%
College-Educated
88%
High-School Grad
98.5 sq mi
ZIP Area
72
Density / Sq Mi
$73,565
Median Household Income
$43,892
Median Earnings
$1,012
Median Rent
$277,500
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
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Similar Off Market Nearby
- Harps Food Stores — 200 1st Ave SE, Gravette, AR 72736
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - The property includes an EPA clearance letter and an approximately 80% complete food-truck parking layout.
Where is this grocery and convenience store located?
The property is located at 204 NE 1st Ave Gravette, AR.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: 1,669‑square‑foot building constructed in 1980; Former fuel tanks removed; EPA clearance letter included; Approximately 80% complete layout for food‑truck parking behind the building
