Retail Building with Three-Phase
For Sale
$570,000
20553 Durham Mccord, Elkins, AR 72727
Remodeled, climate-controlled commercial building with butcher-shop equipment, highway frontage, and flexible retail configuration.
Property Size4,100 SF
Price / SF$139.02
Days on Market34
Property Features for 20553 Durham Mccord
General Information
Standard status
Active
Size
4,100 SF
Additional Details
Utilities to Site
Yes
Listing Agency:
Smith and Associates Real Estate Services
(479) 225-6995
Listed By:
Kenena Pelfrey · License #SA00090872
Source:
Thesummithometeam
Added: Jul 27
Changed: Aug 28
Last Checked: Aug 25 at 5:44AM
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 Smith and Associates Real Estate Services
Investment Insights
Based on property information with market context.
This 4,100-square-foot climate-controlled retail building has undergone extensive remodeling and is configured with equipment for butcher-shop operations. Conveyed improvements include stainless-steel worktables, a band saw, commercial grinder, vacuum sealer, a 12 X 24 cooling room, a 12 X 24 freezer, holding pens, and a kill shoot. The property also has two 200 AMP services with 3 Phase Power.
Positioned on Hwy 16 road frontage at 20553 Durham McCord in Elkins, the building is approximately 20 minutes from Fayetteville and near the White River. Its existing infrastructure and adaptable commercial layout support continued retail use while accommodating a range of other commercial configurations.
Positioned on Hwy 16 road frontage at 20553 Durham McCord in Elkins, the building is approximately 20 minutes from Fayetteville and near the White River. Its existing infrastructure and adaptable commercial layout support continued retail use while accommodating a range of other commercial configurations.
Key Highlights
- 4,100 SF climate‑controlled building with extensive remodeling
- 12 X 24 cooling room and 12 X 24 freezer
- Two 200 AMP services with 3 Phase Power
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
$51,697
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
9.07%
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%
$1,033,940
$1.0M
Cap Rate 7%
$738,529
$738.5K
Cap Rate 9%
$574,411
$574.4K
Market Conditions
NOI Build-Up for 4,100 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
$73.8K $18.00/SF
− Vacancy
−$4.9K −$1.19/SF
EGI
$68.9K $16.81/SF
− OpEx
−$17.2K −$4.20/SF
NOI
$51.7K $12.61/SF
Area
Washington County, AR
Vacancy
6.60%
Lease Rate
$18.00 /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%
$1,033,940
Cap Rate 7%
$738,529
Cap Rate 9%
$574,411
Alternative Uses
Best Use
Specialty Retail
$738.5K
$646.2K – $861.6K
NOI $51,697 @ 7.0% cap · market cap 9.07%
Second Best
Retail
$689.3K
$603.1K – $804.2K
NOI $48,250 @ 7.0% cap · market cap 8.46%
Theoretical Best
Office A
$1.10M
$962.9K – $1.28M
NOI $77,035 @ 7.0% cap · market cap 13.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 72727, AR
6,434
Population
2,803
Households
2.3
Avg Household Size
39
Median Age
18%
College-Educated
90%
High-School Grad
155.6 sq mi
ZIP Area
41
Density / Sq Mi
$71,705
Median Household Income
$37,373
Median Earnings
$1,063
Median Rent
$191,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Remodeled, climate-controlled commercial building with butcher-shop equipment, highway frontage, and flexible retail configuration.
Where is this retail space located?
The property is located at 20553 Durham Mccord Elkins, AR.
What is the asking price?
The asking price for this property is $570,000.
What are key features of this property?
This property features: 4,100 SF climate‑controlled building with extensive remodeling; 12 X 24 cooling room and 12 X 24 freezer; Two 200 AMP services with 3 Phase Power
