Mixed-Use Property with
New
For Sale
$139,000
208 Avenue 2, Atkins, AR 72823
CommercialSale, Atkins, AR
Property Size1,979 SF
Lot Size0.06 Acres
Price / SF$70.24
Days on Market2
Property Features for 208 Avenue 2
General Information
Property type
Commercial Sale
Property subtype
Retail
Directions
I-40 to Exit 94 (AR-105). Continue south approximately 0.7 mile. Turn left onto E. Main St. Continue approximately 0.4 mile, then turn right onto Avenue 2 SE. Property is on the corner at 208 Avenue 2 SE.
Standard status
Active
APN
710-00384-000C
Size
1,979 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Description
PT 9 BLK 25 CITY OF ATKINS
Tax Annual Amount
396
Legal Description
PT 9 BLK 25 CITY OF ATKINS
Amenities
garage
separate HVAC systems
large dedicated loading/unloading door
Building Details
Year built
1972
Listing Agency:
LIVE. LOVE. ARKANSAS
(479) 967-0133
Listed By:
TABATHA DAVIS TEAM
(479) 747-2466
Added: Aug 26
Changed: Aug 27
Last Checked: Aug 27 at 9:06AM
MLS# 1360113
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 1,979-square-foot mixed-use property combines a commercial/office area with a separate one-bedroom apartment. The layout supports retail, office, or other permitted commercial uses while providing distinct residential space within the building. A garage, dedicated loading and unloading door, and separate HVAC systems for each area add functional separation.
Built in 1972, the property occupies a 0.0602-acre corner lot on the main road in Atkins. An asphalt side lot provides 10 parking spaces, and the property is located near Lake Atkins. The combination of commercial space, an apartment, loading access, parking, and garage space accommodates a range of owner-user or rental configurations.
Built in 1972, the property occupies a 0.0602-acre corner lot on the main road in Atkins. An asphalt side lot provides 10 parking spaces, and the property is located near Lake Atkins. The combination of commercial space, an apartment, loading access, parking, and garage space accommodates a range of owner-user or rental configurations.
Key Highlights
- 1,979‑square‑foot mixed‑use property with separate commercial/office and residential areas
- Separate 1 bedroom apartment
- Large dedicated loading/unloading door and garage
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
$7,680
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
5.53%
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%
$153,600
$153.6K
Cap Rate 7%
$109,714
$109.7K
Cap Rate 9%
$85,333
$85.3K
Market Conditions
NOI Build-Up for 1,979 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
$11.9K $6.00/SF
− Vacancy
−$902 −$0.46/SF
EGI
$11.0K $5.54/SF
− OpEx
−$3.3K −$1.66/SF
NOI
$7.7K $3.88/SF
Area
Pope County, AR
Vacancy
7.60%
Lease Rate
$6.00 /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%
$153,600
Cap Rate 7%
$109,714
Cap Rate 9%
$85,333
Alternative Uses
Best Use
Retail
$255.1K
$223.2K – $297.6K
NOI $17,855 @ 7.0% cap · market cap 12.85%
Second Best
Office B
$249.0K
$217.9K – $290.5K
NOI $17,430 @ 7.0% cap · market cap 12.54%
Theoretical Best
Office A
$316.2K
$276.7K – $368.9K
NOI $22,133 @ 7.0% cap · market cap 15.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
155
Businesses Nearby
Explore this area
Business Placement
Demographics for 72823, AR
6,404
Population
2,792
Households
2.3
Avg Household Size
42
Median Age
16%
College-Educated
91%
High-School Grad
126.6 sq mi
ZIP Area
51
Density / Sq Mi
$66,711
Median Household Income
$45,322
Median Earnings
$894
Median Rent
$140,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Separate commercial and residential areas include dedicated loading access and individual HVAC systems.
Where is this mixed-use property located?
The property is located at 208 Avenue 2 Atkins, AR.
What is the asking price?
The asking price for this property is $139,000.
What are key features of this property?
This property features: 1,979‑square‑foot mixed‑use property with separate commercial/office and residential areas; Separate 1 bedroom apartment; Large dedicated loading/unloading door and garage
